Leased Office Suite with
For Sale
$161,000
401 Cross Park Drive Suite B, Pearl, MS 39208
Multi-office commercial suite with a break room, private restroom, dedicated parking, and signage availability.
Property Size1,020 SF
Days on Market194
Property Features for 401 Cross Park Drive Suite B
General Information
Standard status
Active
Size
1,020 SF
Class
B
Property subtype
Single Tenant Office
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
1,020 SF
Tenancy
Single
Listing Agency:
Overby Commercial
(601) 366-8511
Listed By:
Sterling McCool · License #B22633
(601) 366-8511
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 5:01AM
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 Overby Commercial
Investment Insights
Based on property information with market context.
Suite B is an office condominium configured with two larger offices, a third smaller office, a break room, and a private restroom. The space is currently leased to an international industrial staffing company operating in multiple countries and at more than 600 locations. Its existing layout supports professional office use, while the remarks also identify potential for conversion to retail or medical occupancy.
The property is positioned on Highway 80 in Pearl, near I-20 and within the Pearl/Brandon area. Front-door parking is available, along with on-site signage, providing practical access and identification for occupants and visitors. The surrounding area includes a mix of retail and professional users.
The property is positioned on Highway 80 in Pearl, near I-20 and within the Pearl/Brandon area. Front-door parking is available, along with on-site signage, providing practical access and identification for occupants and visitors. The surrounding area includes a mix of retail and professional users.
Key Highlights
- Office layout includes two large offices, one smaller office, a break room, and a private restroom
- Currently leased to an international industrial staffing company with over 600 locations in multiple countries
- Front‑door parking available at the suite
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
$11,016
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
6.84%
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%
$220,320
$220.3K
Cap Rate 7%
$157,371
$157.4K
Cap Rate 9%
$122,400
$122.4K
Market Conditions
NOI Build-Up for 1,020 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
$18.4K $18.00/SF
− Vacancy
−$3.7K −$3.60/SF
EGI
$14.7K $14.40/SF
− OpEx
−$3.7K −$3.60/SF
NOI
$11.0K $10.80/SF
Area
Rankin County, MS
Vacancy
20.00%
Lease Rate
$18.00 /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%
$220,320
Cap Rate 7%
$157,371
Cap Rate 9%
$122,400
Alternative Uses
Best Use
Office B
$157.4K
$137.7K – $183.6K
NOI $11,016 @ 7.0% cap · market cap 6.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$279.8K
$244.8K – $326.4K
NOI $19,584 @ 7.0% cap · market cap 12.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Explore this area
Business Placement
Demographics for 39208, MS
34,228
Population
13,931
Households
2.5
Avg Household Size
36
Median Age
23%
College-Educated
87%
High-School Grad
47.8 sq mi
ZIP Area
716
Density / Sq Mi
$58,878
Median Household Income
$40,785
Median Earnings
$1,157
Median Rent
$173,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Multi-office commercial suite with a break room, private restroom, dedicated parking, and signage availability.
Where is this office units located?
The property is located at 401 Cross Park Drive Suite B Pearl, MS.
What is the asking price?
The asking price for this property is $161,000.
What are key features of this property?
This property features: Office layout includes two large offices, one smaller office, a break room, and a private restroom; Currently leased to an international industrial staffing company with over 600 locations in multiple countries; Front‑door parking available at the suite
