Flex Space with Metal
For Sale
Contact for pricing
4432 North Gloster Street, Tupelo, MS 38804
Commercially zoned flex property offering an open interior for customized buildout and a substantial land component.
Property Size6,500 SF
Lot Size6.00 Acres
Price / SF$199.99
Days on Market8
Property Features for 4432 North Gloster Street
General Information
Standard status
Active
Size
6,500 SF
Lot size
6.00 Acres
Property subtype
Retail, Industrial, Mixed Use
Zoning
Commercial
Building Details
Year Built
1980
Buildings
1
Building Size
6,500 SF
Listing Agency:
RE/MAX Elite, REALTORS(r)
Listed By:
Blake Trehern · License #51609
(662) 687-4455
Source:
Crexi
Added: Aug 27
Changed: Sep 3
Last Checked: Sep 3 at 1:55AM
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 RE/MAX Elite, REALTORS(r)
Investment Insights
Based on property information with market context.
This 6,500-square-foot flex property sits on 6 acres and offers an open interior that can be configured for a range of commercial requirements. A new commercial metal roof is in place, while the building dates to 1980. The property is zoned Commercial and may also be considered through four subdivided options identified in the associated listings.
Located .25 miles north of the Barnes Crossing and Gloster Street intersection, the site includes MDOT permit and approval for 5 parking spaces along the front right side of the building, plus 25 plus spaces at the rear. The combination of an adaptable building footprint and sizable land area provides a substantial commercial property platform.
Located .25 miles north of the Barnes Crossing and Gloster Street intersection, the site includes MDOT permit and approval for 5 parking spaces along the front right side of the building, plus 25 plus spaces at the rear. The combination of an adaptable building footprint and sizable land area provides a substantial commercial property platform.
Key Highlights
- 6,500 sq ft flex building on 6 acres
- Commercial zoning with an open interior for customized buildout
- 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
4.15%
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 4.15%
Second Best
Flex RnD
$731.4K
$640.0K – $853.3K
NOI $51,197 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,451 @ 7.0% cap · market cap 6.57%
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
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 - Commercially zoned flex property offering an open interior for customized buildout and a substantial land component.
Where is this flex space located?
The property is located at 4432 North Gloster Street Tupelo, MS.
What is the asking price?
The asking price for this property is $1,299,950.
What are key features of this property?
This property features: 6,500 sq ft flex building on 6 acres; Commercial zoning with an open interior for customized buildout; New commercial metal roof
