Leased Warehouse and Distribution
For Sale
$12,140,000
5098 A Ave, Long Beach, MS 39560
For-sale warehouse property with an existing tenant and an adjacent lot available for expansion or related uses.
Property Size60,000 SF
Price / SF$202.33
Days on Market85
Property Features for 5098 A Ave
General Information
Standard status
Active
Size
60,000 SF
Building Details
Year Built
2007
Listing Agency:
Sawyer Real Estate, Inc. Of Ms.
Listed By:
Lenny Sawyer · License #B3550
(228) 314-5000
Source:
Fiorellaavenue
Added: Jul 6
Changed: Sep 17
Last Checked: Sep 26 at 1:07PM
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 Sawyer Real Estate, Inc. Of Ms.
Investment Insights
Based on property information with market context.
This for-sale industrial property is a warehouse/distribution-type building currently leased to a tenant. The asset is being offered as part of a site that includes the main warehouse structure and additional space on the neighboring parcel referenced in the remarks.
The property is located at 5098 A Avenue in Long Beach, Mississippi. The public remarks also note that the lot next door to “South” is available, which may support planning flexibility for an incoming owner or for future site configuration.
For prospective buyers, the current lease provides an immediate, occupied use for the warehouse building. The adjacent lot availability can be relevant for buyers evaluating options for site continuity, operational adjustments, or potential expansion, subject to buyer goals and applicable approvals. This offering is best suited for investors and owner-users seeking a straightforward leased industrial asset alongside nearby opportunity for additional development or site use.
The property is located at 5098 A Avenue in Long Beach, Mississippi. The public remarks also note that the lot next door to “South” is available, which may support planning flexibility for an incoming owner or for future site configuration.
For prospective buyers, the current lease provides an immediate, occupied use for the warehouse building. The adjacent lot availability can be relevant for buyers evaluating options for site continuity, operational adjustments, or potential expansion, subject to buyer goals and applicable approvals. This offering is best suited for investors and owner-users seeking a straightforward leased industrial asset alongside nearby opportunity for additional development or site use.
Key Highlights
- Warehouse built in 2007
- Currently leased to a tenant
- Adjacent lot next door to South is available for expansion or related uses
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
$406,270
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
3.35%
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%
$8,125,400
$8.1M
Cap Rate 7%
$5,803,857
$5.8M
Cap Rate 9%
$4,514,111
$4.5M
Market Conditions
NOI Build-Up for 60,000 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
$518.4K $8.64/SF
− Vacancy
−$40.4K −$0.67/SF
EGI
$478.0K $7.97/SF
− OpEx
−$71.7K −$1.19/SF
NOI
$406.3K $6.77/SF
Area
Harrison County, MS
Vacancy
7.80%
Lease Rate
$8.64 /SF/Yr
Expense Ratio
15.00%
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%
$8,125,400
Cap Rate 7%
$5,803,857
Cap Rate 9%
$4,514,111
Alternative Uses
Best Use
Warehouse
$5.80M
$5.08M – $6.77M
NOI $406,270 @ 7.0% cap · market cap 3.35%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$9.67M
$8.46M – $11.28M
NOI $676,620 @ 7.0% cap · market cap 5.57%
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
129
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 39560, MS
18,611
Population
8,429
Households
2.2
Avg Household Size
41
Median Age
31%
College-Educated
94%
High-School Grad
20.3 sq mi
ZIP Area
917
Density / Sq Mi
$73,090
Median Household Income
$40,000
Median Earnings
$1,196
Median Rent
$210,800
Median Home Value
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Warehouse - For-sale warehouse property with an existing tenant and an adjacent lot available for expansion or related uses.
Where is this warehouse located?
The property is located at 5098 A Ave Long Beach, MS.
What is the asking price?
The asking price for this property is $12,140,000.
What are key features of this property?
This property features: Warehouse built in 2007; Currently leased to a tenant; Adjacent lot next door to South is available for expansion or related uses
