Gautier Office Warehouse on
For Sale
Contact for pricing
3601 US-90, Gautier, MS 39553
8,230 SF office warehouse on +/-15 acres for sale.
Property Size8,230 SF
Lot Size15.00 Acres
Price / SF$200.49
Days on Market755
Property Features for 3601 US-90
General Information
Standard status
Active
Size
8,230 SF
Lot size
15.00 Acres
Property subtype
Industrial
Zoning
C3
Building Details
Buildings
1
Listing Agency:
Southeast Commercial Real Estate Services Gulfport
(228) 547-0707
Listed By:
Tim Carlson · License #MS 13267
Source:
Crexi
Added: Aug 7, 2024
Changed: Aug 24
Last Checked: Aug 29 at 8:53PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Southeast Commercial Real Estate Services Gulfport
Investment Insights
Based on property information with market context.
This 8,230 square foot office warehouse is available for sale or lease. The building includes 2,098 square feet of finished office space, featuring six offices, a break room, a stock room, and restrooms. The remaining space is dedicated to warehouse use and includes six 14-foot tall roll-up doors. Additionally, the property features approximately 2,000 square feet of covered open area and a 21,000-gallon fuel storage and pump. The building is well-maintained and in excellent condition. Situated on +/-15 acres on Highway 90 in Gautier, MS, the property benefits from 498 feet of road frontage. It is zoned C-3 Highway Commercial District. The owner may consider financing or a lease-to-own arrangement for an approved buyer. A partial lease may also be considered.
Key Highlights
- Highway 90 frontage (498') in Gautier, MS
- 8,230 SF office warehouse on +\/-15 acres
- Six (6) 14‑foot tall roll‑up doors
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$117,090
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.10%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,341,800
$2.3M
Cap Rate 7%
$1,672,714
$1.7M
Cap Rate 9%
$1,301,000
$1.3M
Market Conditions
NOI Build-Up for 8,230 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$197.5K $24.00/SF
− Vacancy
−$41.4K −$5.03/SF
EGI
$156.1K $18.97/SF
− OpEx
−$39.0K −$4.74/SF
NOI
$117.1K $14.23/SF
Area
Jackson County, MS
Vacancy
20.96%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,341,800
Cap Rate 7%
$1,672,714
Cap Rate 9%
$1,301,000
Alternative Uses
Best Use
Office B
$1.67M
$1.46M – $1.95M
NOI $117,090 @ 7.0% cap · market cap 7.10%
Second Best
Warehouse
$925.7K
$810.0K – $1.08M
NOI $64,798 @ 7.0% cap · market cap 3.93%
Theoretical Best
Office A
$2.25M
$1.97M – $2.62M
NOI $157,384 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39553, MS
17,032
Population
7,470
Households
2.3
Avg Household Size
40
Median Age
19%
College-Educated
85%
High-School Grad
28.3 sq mi
ZIP Area
602
Density / Sq Mi
$63,091
Median Household Income
$36,758
Median Earnings
$1,070
Median Rent
$154,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Handy Lock Self Storage — 4051 Gautier Vancleave Rd, Gautier, MS 39553
- Magnolia Storage — 5118 Gautier Vancleave Rd, Gautier, MS 39553
Frequently Asked Questions
What type of property is this?
Warehouse - 8,230 SF office warehouse on +/-15 acres for sale.
Where is this warehouse located?
The property is located at 3601 US-90 Gautier, MS.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Highway 90 frontage (498') in Gautier, MS; 8,230 SF office warehouse on +\/-15 acres; Six (6) 14‑foot tall roll‑up doors
