8-Unit Multifamily
New
For Sale
$700,000
4882 S McRaven Rd, Jackson, MS 39204
Two four-plex buildings contain townhouse-style apartments with two bedrooms and one and a half baths per unit.
Property Size3,997 SF
Price / SF$175.13
Days on Market4
Property Features for 4882 S McRaven Rd
General Information
Standard status
Active
Size
3,997 SF
Property subtype
Multi-Family
Units
Unit Mix
8 x 2BR/1.5BA
Multifamily Units
8
Additional Details
Gross Income
$82,920
Building Details
Year Built
1983
Buildings
2
Listing Agency:
Nix-Tann & Associates, Inc.
Listed By:
Mike Hoffman · License #S22757
(601) 214-7714
Source:
Fiorellaavenue
Added: Aug 30
Changed: Aug 31
Last Checked: Sep 1 at 8:36PM
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 Nix-Tann & Associates, Inc.
Investment Insights
Based on property information with market context.
This multifamily property includes 8 apartments arranged in two 4-plex buildings. Each residence is configured as a townhouse with 2 bedrooms and 1.5 baths, providing a consistent unit layout across the property. The buildings date to 1983 and have roofs that are two years old.
Located at 4882 S McRaven Rd in Jackson, Mississippi, the property offers a defined residential rental configuration within an established multifamily format. Tenants pay all utilities, providing a clearly structured utility arrangement for ownership and management. The property contains 3,997 square feet.
Located at 4882 S McRaven Rd in Jackson, Mississippi, the property offers a defined residential rental configuration within an established multifamily format. Tenants pay all utilities, providing a clearly structured utility arrangement for ownership and management. The property contains 3,997 square feet.
Key Highlights
- 8 apartments arranged across two 4‑plex buildings
- Each unit offers 2 bedrooms and 1.5 baths
- Townhouse‑style apartment configuration
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
$24,586
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
3.51%
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%
$491,720
$491.7K
Cap Rate 7%
$351,229
$351.2K
Cap Rate 9%
$273,178
$273.2K
Market Conditions
NOI Build-Up for 3,997 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
$48.0K $12.00/SF
− Vacancy
−$3.3K −$0.82/SF
EGI
$44.7K $11.18/SF
− OpEx
−$20.1K −$5.03/SF
NOI
$24.6K $6.15/SF
Area
Jackson, MS
Vacancy
6.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$491,720
Cap Rate 7%
$351,229
Cap Rate 9%
$273,178
Alternative Uses
Best Use
Apartment 5plus
$351.2K
$307.3K – $409.8K
NOI $24,586 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$684.9K
$599.3K – $799.1K
NOI $47,945 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Explore this area
Business Placement
Demographics for 39204, MS
15,433
Population
7,613
Households
2
Avg Household Size
33
Median Age
16%
College-Educated
78%
High-School Grad
9.4 sq mi
ZIP Area
1,642
Density / Sq Mi
$31,667
Median Household Income
$23,862
Median Earnings
$890
Median Rent
$68,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Two four-plex buildings contain townhouse-style apartments with two bedrooms and one and a half baths per unit.
Where is this multifamily property located?
The property is located at 4882 S McRaven Rd Jackson, MS.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 8 apartments arranged across two 4‑plex buildings; Each unit offers 2 bedrooms and 1.5 baths; Townhouse‑style apartment configuration
