Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Rowandale Multifamily Investment Opportunity Title is generated by Realmo AI

    402-408 Olive Branch Way, Oxford, MS 38655

    View on Map
    Claim this Listing
    For Sale
    $2,300,000

    MULTI_FAMILY - OXFORD, MS

    Property size:
    8,000 SF
    Price / SF:
    $287/SF
    Added:
    Apr 7, 2026
    Days on Market:
    45
    Last Refresh:
    May 21 at 10:06 pm

    Property Features for 402-408 Olive Branch Way

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    SUBDIVISION COVENANT
    Standard status
    Active
    Size
    8,000 SF

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central
    Cooling system
    Central Air, Electric
    Water source
    Public

    Building Details

    Year built
    2007
    Number of units
    4
    Building materials
    Stone

    We can help!

    Listing Contact
    O'Keefe Graham

    Listing agent O'Keefe Graham

    Listing office Oxford Real Estate Collective P O Box 52, OXFORD, MS

    Listing date Apr 7, 2026

    MLS# 167084 Listing URL

    Copyright © 2026 North Central Mississippi Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Four fully rented detached condo units offering immediate cash flow.
    • Rents scheduled to increase in August.
    • Prime location minutes from campus, highly desirable to tenants.
    • Access to community pool, pickleball courts, and outdoor spaces.
    • Strong rental history and consistently occupied.
    • Low‑maintenance ownership.

    Overview

    Located in Oxford, Mississippi, this property features four detached units at Rowandale, specifically 402, 404, 406, and 408 Olive Branch Way. This is a rare opportunity to own four fully rented condo units in the Rowandale community. This turnkey investment package offers immediate cash flow, with rents scheduled to increase in August. These well-maintained and consistently occupied units are ideally located just minutes from campus, making them desirable to tenants. Residents have access to a community pool, pickleball courts, and outdoor spaces. The property, zoned under a subdivision covenant, offers a strong rental history, prime location, and low-maintenance ownership.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Oxford
    County
    Lafayette
    State
    Mississippi
    Longitude
    -89.514325
    Latitude
    34.387541

    Nearby Similar for Sale

    • $3,500,000
      7,733 SF

      Prime Commercial Property in Oxford

      Rare commercial property near University of Mississippi, Oxford.
      1525-39 University Ave, OXFORD, MS 38655
      View Details
    • $2,350,000
      19,325 SF

      Oxford Commercial Property Near Square

      5-acre commercial property near Ole Miss and local amenities.
      3903 S Lamar, OXFORD, MS 38655
      View Details
    • $2,000,000
      5,054 SF

      Townhome Duplex Near Oxford Square

      Duplex featuring 4 bedrooms, 4.5 baths, and a bonus room.
      240 Elm Street, OXFORD, MS 38655
      View Details
    • $3,650,000
      8,012 SF

      Oxford Office Building Investment Opportunity

      Fully leased office building in Oxford Commons corridor.
      306 Enterprise Dr., OXFORD, MS 38655
      View Details
    • $599,000
      1,750 SF

      Commercial Space in Oxford, MS

      Commercial space available in Oxford, one mile from campus.
      1007 Mistilis Cove, OXFORD, MS 38655
      View Details
    • $2,250
      1,200 SF

      Modern Flex Warehouse Units Available

      Flex warehouse units for lease in Oxford, MS.
      HWY 328, OXFORD, MS 38655
      View Details
    • $2,350,000
      6,390 SF

      Modern Leased Office Building Investment

      Fully leased office building in Oxford, MS with strong income.
      404 Enterprise Dr., OXFORD, MS 38655
      View Details
    • $2,036
      977 SF

      Commercial Space Near Ole Miss

      Commercial space for sale near Ole Miss, Oxford, MS.
      2572 Oxford Way, Suite 102, OXFORD, MS 38655
      View Details
    • $3,536,844
      8,894 SF

      Oxford Commons Professional Office Condominium

      8,894 sq ft office condo in Oxford Commons.
      410 Enterprise Dr, Oxford, MS
      View Details
    • $599,000
      1,750 SF

      Commercial Space in Oxford

      New commercial space with parking and views near campus.
      1007 Mistilis Cove, OXFORD, MS 38655
      View Details
    • $1,750,000
      7,942 SF

      Established Rental Property For Sale

      Established rental property with income potential on 11.5 acres.
      1 CR 4072, Oxford, MS 38655
      View Details

    FAQs

    What type of property is this?
    Quadplex - Four fully rented condo units near campus with community amenities.
    Where is this quadplex located?
    The property is located at 402-408 Olive Branch Way Oxford, MS.
    What is the asking price?
    The asking price for this property is $2,300,000.
    What are key features of this property?
    This property features: Four fully rented detached condo units offering immediate cash flow.; Rents scheduled to increase in August.; Prime location minutes from campus, highly desirable to tenants.
    (662) 392-2175
    We can help!
    Listing Contact
    O'Keefe Graham
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    402-408 Olive Branch Way, OXFORD, MS 38655
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!