Storefront Property with New
For Sale
$949,500
4332 Gloster St., Tupelo, MS 38804
Blank-slate interior supports flexible commercial buildout at a prominent Tupelo address.
Property Size6,500 SF
Lot Size0.61 Acres
Price / SF$146.08
Days on Market419
Property Features for 4332 Gloster St.
General Information
Standard status
Active
Size
6,500 SF
Lot size
0.61 Acres
Property subtype
General Commercial
Amenities
3
160x165
Listing Agency:
ELITE REALTY
(662) 687-4455
Listed By:
Blake Trehern · License #S-51609
(662) 687-4455
Source:
Xome
Added: Jul 3, 2025
Changed: Aug 18
Last Checked: Aug 24 at 4:14AM
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 ELITE REALTY
Investment Insights
Based on property information with market context.
4332 Gloster St. is a 6,500-square-foot storefront property situated on .61 acres in Tupelo. The building offers a blank-slate interior for a new commercial configuration and has a new commercial metal roof. The parcel measures 160x165.
The property is located .25 miles north of the Barnes Crossing / Gloster St. intersection. An MDOT permit and approval are in place for 5 parking spaces along the front right side of the building, with 25 plus additional spaces planned for the rear. The property is offered for sale.
The property is located .25 miles north of the Barnes Crossing / Gloster St. intersection. An MDOT permit and approval are in place for 5 parking spaces along the front right side of the building, with 25 plus additional spaces planned for the rear. The property is offered for sale.
Key Highlights
- 6,500‑square‑foot storefront building on .61 acres
- New commercial metal roof
- Blank‑slate interior for commercial buildout
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
$53,956
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
5.68%
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%
$1,079,120
$1.1M
Cap Rate 7%
$770,800
$770.8K
Cap Rate 9%
$599,511
$599.5K
Market Conditions
NOI Build-Up for 6,500 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
$84.2K $12.96/SF
− Vacancy
−$7.2K −$1.10/SF
EGI
$77.1K $11.86/SF
− OpEx
−$23.1K −$3.56/SF
NOI
$54.0K $8.30/SF
Area
Lee County, MS
Vacancy
8.50%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,079,120
Cap Rate 7%
$770,800
Cap Rate 9%
$599,511
Alternative Uses
Best Use
Retail
$770.8K
$674.5K – $899.3K
NOI $53,956 @ 7.0% cap · market cap 5.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,451 @ 7.0% cap · market cap 9.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
568
Businesses Nearby
348k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 47%
Shops & Services 20%
Dining 19%
Home Improvements & Furnishings 7%
T.J. Maxx
Apparel
61,184 visits/mo
0.4 miles
Belk
Apparel
56,419 visits/mo
0.3 miles
Hobby Lobby
Shops & Services
55,657 visits/mo
0.4 miles
DICK'S Sporting Goods
Apparel
45,139 visits/mo
0.3 miles
HomeGoods
Home Improvements & Furnishings
22,847 visits/mo
0.3 miles
Demographics for 38804, MS
17,314
Population
7,978
Households
2.2
Avg Household Size
40
Median Age
30%
College-Educated
87%
High-School Grad
78.5 sq mi
ZIP Area
221
Density / Sq Mi
$63,837
Median Household Income
$37,416
Median Earnings
$858
Median Rent
$201,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Sam's Club Floral — 3833 N Gloster St, Tupelo, MS 38804
- Kroger Floral — 930 Barnes Crossing Rd, Tupelo, MS 38804
Frequently Asked Questions
What type of property is this?
Storefront property - Blank-slate interior supports flexible commercial buildout at a prominent Tupelo address.
Where is this storefront property located?
The property is located at 4332 Gloster St. Tupelo, MS.
What is the asking price?
The asking price for this property is $949,500.
What are key features of this property?
This property features: 6,500‑square‑foot storefront building on .61 acres; New commercial metal roof; Blank‑slate interior for commercial buildout
