Private Self-Storage
For Sale
$139,900
5320 Gautier Vancleave Road, Gautier, MS 39553
Individual units offer mini-split climate control, restroom fixtures, and large roll-up doors for convenient access.
Property Size900 SF
Price / SF$155.44
Days on Market120
Property Features for 5320 Gautier Vancleave Road
General Information
Standard status
Active
Size
900 SF
Additional Details
Conditioned Warehouse
Yes
Taxes and HOA fees
Annual Taxes
$4,303
Amenities
mini-split system
toilet and mop sink
plumbing rough-in for shower/vanity
Listing Agency:
Coldwell Banker Smith Home Rltrs-Gautier
(228) 324-3331
Listed By:
Suzanne C Martin · License #B10053
(228) 324-3331
Source:
Exprealty
Added: Apr 24
Changed: Aug 20
Last Checked: Aug 21 at 12:00PM
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 Coldwell Banker Smith Home Rltrs-Gautier
Investment Insights
Based on property information with market context.
The Keep offers private self-storage units designed for vehicle storage, collections, and personal workspace. Each unit measures 25 feet wide by 36 feet deep, providing 900 square feet with a 16 x 16 roll-up door. A separate 3x7 entry door, toilet, and mop sink are included, while plumbing is installed for a future shower and vanity. Every unit also has its own mini-split system for year-round interior comfort.
The property is located at 5320 Gautier Vancleave Road in Gautier, Mississippi. Multiple units are available, creating options for users seeking a dedicated space for classic cars, motorcycles, antiques, or other personal collections. The layout supports both storage and time spent working within the unit.
The property is located at 5320 Gautier Vancleave Road in Gautier, Mississippi. Multiple units are available, creating options for users seeking a dedicated space for classic cars, motorcycles, antiques, or other personal collections. The layout supports both storage and time spent working within the unit.
Key Highlights
- 900‑square‑foot units measuring 25 feet by 36 feet
- 16 x 16 roll‑up door plus separate 3x7 entry door
- Individual mini‑split system in every unit
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
$7,086
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
5.07%
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%
$141,720
$141.7K
Cap Rate 7%
$101,229
$101.2K
Cap Rate 9%
$78,733
$78.7K
Market Conditions
NOI Build-Up for 900 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
$9.0K $9.96/SF
− Vacancy
−$627 −$0.70/SF
EGI
$8.3K $9.26/SF
− OpEx
−$1.3K −$1.39/SF
NOI
$7.1K $7.87/SF
Area
Jackson County, MS
Vacancy
7.00%
Lease Rate
$9.96 /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%
$141,720
Cap Rate 7%
$101,229
Cap Rate 9%
$78,733
Alternative Uses
Best Use
Warehouse
$101.2K
$88.6K – $118.1K
NOI $7,086 @ 7.0% cap · market cap 5.07%
Second Best
Self Storage
$83.7K
$73.3K – $97.7K
NOI $5,861 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$245.9K
$215.1K – $286.9K
NOI $17,211 @ 7.0% cap · market cap 12.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
Explore this area
Business Placement
Demographics for 39553, MS
17,032
Population
7,470
Households
2.3
Avg Household Size
40
Median Age
19%
College-Educated
85%
High-School Grad
28.3 sq mi
ZIP Area
602
Density / Sq Mi
$63,091
Median Household Income
$36,758
Median Earnings
$1,070
Median Rent
$154,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Individual units offer mini-split climate control, restroom fixtures, and large roll-up doors for convenient access.
Where is this self storage facility located?
The property is located at 5320 Gautier Vancleave Road Gautier, MS.
What is the asking price?
The asking price for this property is $139,900.
What are key features of this property?
This property features: 900‑square‑foot units measuring 25 feet by 36 feet; 16 x 16 roll‑up door plus separate 3x7 entry door; Individual mini‑split system in every unit
