Retail Storefront with New
For Sale
$949,500
4332 N Gloster St, Tupelo, MS 38804
Commercial Sale, Tupelo, MS
Property Size6,500 SF
Lot Size0.61 Acres
Price / SF$146.08
Days on Market434
Property Features for 4332 N Gloster St
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Hwy 145 N from Barnes Crossing intersection, property on the right through red light past Academy Sports.
Subdivision
Northeast Tupelo
Standard status
Active
Size
6,500 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Description
083U-07-076-00 - PIN 5339 to be surveyed out prior to closing
Tax Annual Amount
6337
Legal Description
083U-07-076-00 - PIN 5339 to be surveyed out prior to closing
Building Details
Floors in Building
1
Building materials
Metal
Listing Agency:
ELITE REALTY · RE/MAX International
(662) 767-4700
Listed By:
Blake Trehern · License #51609
(662) 687-4455
Added: Jul 7, 2025
Changed: Sep 5
Last Checked: Sep 13 at 10:06PM
MLS# 25-2367
Copyright © 2026 Northeast Mississippi Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This retail storefront includes 6,500 square feet within a 0.61-acre commercial property. The interior is configured as an open blank slate, allowing the next owner to shape the space around its business needs. A new commercial metal roof is in place, and the building is constructed with metal materials.
The property is located at 4332 N Gloster St in Tupelo, approximately 0.25 miles north of the Barnes Crossing and Gloster St. intersection. An MDOT permit and approval cover 5 parking spaces at the front right of the building, with capacity for 25 plus additional spaces at the rear. The listing also references four subdivided options connected to additional parcels totaling up to 7 acres.
The property is located at 4332 N Gloster St in Tupelo, approximately 0.25 miles north of the Barnes Crossing and Gloster St. intersection. An MDOT permit and approval cover 5 parking spaces at the front right of the building, with capacity for 25 plus additional spaces at the rear. The listing also references four subdivided options connected to additional parcels totaling up to 7 acres.
Key Highlights
- 6,500 square feet on 0.61 acres
- Approximately 0.25 miles north of the Barnes Crossing / Gloster St. intersection
- New commercial metal roof
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
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
347k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 36%
Apparel 28%
Shops & Services 19%
Groceries 12%
Academy Sports + Outdoors
Apparel
85,191 visits/mo
0.2 miles
Chick-fil-A
Dining
63,187 visits/mo
0.3 miles
Kroger
Groceries
41,806 visits/mo
0.3 miles
Kroger Fuel Center
Shops & Services
22,517 visits/mo
0.3 miles
PetSmart
Shops & Services
20,101 visits/mo
0.4 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Similar Off Market Nearby
- Kroger Floral — 930 Barnes Crossing Rd, Tupelo, MS 38804
Frequently Asked Questions
What type of property is this?
Storefront property - Blank-canvas commercial space with a new metal roof and approved parking plans.
Where is this storefront property located?
The property is located at 4332 N 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 feet on 0.61 acres; Approximately 0.25 miles north of the Barnes Crossing / Gloster St. intersection; New commercial metal roof
