Two-Suite Day Care
For Sale
$1,500,000
4435 Mangum Dr, Flowood, MS 39232
The 2005 building is fully leased to a day care facility.
Property Size7,500 SF
Price / SF$200
Days on Market26
Property Features for 4435 Mangum Dr
General Information
Standard status
Active
Size
7,500 SF
Occupancy
100%
Additional Details
Office Units
2
Building Details
Year Built
2005
Buildings
1
Building Size
7,500 SF
Tenancy
Single
Listing Agency:
Haley Properties LLC
(601) 720-3436
Listed By:
Robin Torrence
Source:
Fiorellaavenue
Added: Aug 5
Changed: Aug 29
Last Checked: Aug 29 at 9:13PM
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 Haley Properties LLC
Investment Insights
Based on property information with market context.
Located at 4435 Mangum Dr in Flowood, Mississippi, this 7,500-square-foot commercial building was completed in 2005. The layout was originally created as two distinct suites, providing a divisible configuration within the existing structure.
The entire building is currently leased to a day care facility. The property also includes 13,500 square feet of land, offering a substantial site component alongside the building. Its present use and two-suite design provide the primary physical and operational characteristics of the asset.
The entire building is currently leased to a day care facility. The property also includes 13,500 square feet of land, offering a substantial site component alongside the building. Its present use and two-suite design provide the primary physical and operational characteristics of the asset.
Key Highlights
- 7,500‑square‑foot building
- 13,500 square feet of land included
- Originally configured as two separate suites
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
$84,578
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
5.64%
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%
$1,691,560
$1.7M
Cap Rate 7%
$1,208,257
$1.2M
Cap Rate 9%
$939,756
$939.8K
Market Conditions
NOI Build-Up for 7,500 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
$157.5K $21.00/SF
− Vacancy
−$16.5K −$2.21/SF
EGI
$141.0K $18.80/SF
− OpEx
−$56.4K −$7.52/SF
NOI
$84.6K $11.28/SF
Area
Rankin County, MS
Vacancy
10.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,691,560
Cap Rate 7%
$1,208,257
Cap Rate 9%
$939,756
Alternative Uses
Best Use
Healthcare Medical
$1.21M
$1.06M – $1.41M
NOI $84,578 @ 7.0% cap · market cap 5.64%
Second Best
Office B
$1.16M
$1.01M – $1.35M
NOI $81,000 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$2.06M
$1.80M – $2.40M
NOI $144,000 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,087
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39232, MS
9,052
Population
4,204
Households
2.2
Avg Household Size
37
Median Age
51%
College-Educated
97%
High-School Grad
25.6 sq mi
ZIP Area
354
Density / Sq Mi
$83,389
Median Household Income
$49,760
Median Earnings
$1,412
Median Rent
$293,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Day care center - The 2005 building is fully leased to a day care facility.
Where is this day care center located?
The property is located at 4435 Mangum Dr Flowood, MS.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 7,500‑square‑foot building; 13,500 square feet of land included; Originally configured as two separate suites
