Flex Space with
For Sale
$1,198,950
4432 N Gloster St, Tupelo, MS 38804
COMMERCIAL - Tupelo, MS
Property Size6,500 SF
Lot Size6.00 Acres
Price / SF$184.45
Days on Market412
Property Features for 4432 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
6.00 Acres
Taxes and HOA fees
Tax Description
083U-07-076-00 - PIN 5339 and 083U-07-076-01 - PPIN 29408
Tax Annual Amount
8016
Legal Description
083U-07-076-00 - PIN 5339 and 083U-07-076-01 - PPIN 29408
Building Details
Floors in Building
1
Building materials
Metal
Listing Agency:
ELITE REALTY · RE/MAX International
(662) 767-4700
Listed By:
Blake Trehern · License #S-51609
(662) 767-4700
Added: Jul 7, 2025
Changed: Aug 4
Last Checked: Aug 22 at 7:06AM
MLS# 25-2370
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 6,500-square-foot flex space sits on 6 acres and offers an open interior that can be configured for a business operation. Metal construction and a new commercial metal roof are among the documented improvements, while the unfinished interior provides a flexible starting point for planning and build-out.
The property is located 0.25 miles north of the Barnes Crossing and Gloster Street intersection in Tupelo. An MDOT permit and approval provide for 5 parking spaces at the front right of the building and 25 plus spaces behind it. The property also has 4 subdivided options identified in related listings, subject to verification and completion of a survey before closing.
The property is located 0.25 miles north of the Barnes Crossing and Gloster Street intersection in Tupelo. An MDOT permit and approval provide for 5 parking spaces at the front right of the building and 25 plus spaces behind it. The property also has 4 subdivided options identified in related listings, subject to verification and completion of a survey before closing.
Key Highlights
- 6,500 square feet of building area on 6 acres
- 0.25 miles north of the Barnes Crossing / Gloster St. intersection
- MDOT permit and approval for 5 front parking spaces
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
$51,197
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
4.27%
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%
$1,023,940
$1.0M
Cap Rate 7%
$731,386
$731.4K
Cap Rate 9%
$568,856
$568.9K
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
$85.8K $13.20/SF
− Vacancy
−$7.0K −$1.08/SF
EGI
$78.8K $12.12/SF
− OpEx
−$27.6K −$4.24/SF
NOI
$51.2K $7.88/SF
Area
Lee County, MS
Vacancy
8.20%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
35.00%
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%
$1,023,940
Cap Rate 7%
$731,386
Cap Rate 9%
$568,856
Alternative Uses
Best Use
Flex RnD
$731.4K
$640.0K – $853.3K
NOI $51,197 @ 7.0% cap · market cap 4.27%
Second Best
Industrial
$574.3K
$502.5K – $670.0K
NOI $40,201 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,451 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building with an open interior, metal construction, and a recently installed commercial roof.
Where is this flex space located?
The property is located at 4432 N Gloster St Tupelo, MS.
What is the asking price?
The asking price for this property is $1,198,950.
What are key features of this property?
This property features: 6,500 square feet of building area on 6 acres; 0.25 miles north of the Barnes Crossing / Gloster St. intersection; MDOT permit and approval for 5 front parking spaces
