Self Storage Facility with Private
For Sale
$139,900
5320 Gautier Vancleave Road, Gautier, MS 39553
Commercial Sale, Gautier, MS
Property Size900 SF
Lot Size3.00 Acres
Price / SF$155.44
Days on Market128
Property Features for 5320 Gautier Vancleave Road
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
C2
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Subdivision
Metes And Bounds
Lot features
Near Golf Course, Fenced, Near Golf Course, Fenced
Directions
Highway 90 then North onto Gautier -Vancleave Rd property on East Side south of Interstate
Standard status
Active
APN
8-24-23-450.000
Size
900 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM NEC SE1/4 S 999' FOR POB S 321' W TO E/M GAUTIER-VANCLEAVE RD N 30 DEG E ALG RD 371' E 586'TO POB LESS 1 AC FOR SHOP & STORE DB 242-342 (61 MAP776.23-04)
Tax Annual Amount
4303
Legal Description
COM NEC SE1/4 S 999' FOR POB S 321' W TO E/M GAUTIER-VANCLEAVE RD N 30 DEG E ALG RD 371' E 586'TO POB LESS 1 AC FOR SHOP & STORE DB 242-342 (61 MAP776.23-04)
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Amenities
private entry door
toilet and mop sink
plumbing for shower/vanity
mini-split system
roll-up door
Building Details
Year built
2026
Floors in Building
1
Flooring type
Concrete
Roof type
Metal
Listing Agency:
Coldwell Banker Smith Home Rltrs-Gautier · Coldwell Banker Real Estate
(228) 497-1800
Listed By:
Suzanne C Martin · License #B10053
(228) 324-3331
Added: Apr 24
Changed: Aug 26
Last Checked: Aug 29 at 7:06AM
MLS# 4147164
Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This self-storage facility is under construction with multiple units available. Each suite measures 25 feet wide by 36 feet deep and includes a 16 x 16 roll-up door, a private 3 x 7 entry door, a toilet, and a mop sink. Plumbing is installed for a future shower and/or vanity, while individual mini-split systems provide heating and cooling. Concrete flooring and a metal roof are specified throughout the improvements.
The property encompasses 3 acres and is planned for completion in 2026. Public water and public sewer serve the site, with cable available. The suites are suited to storage, collection display, or private work areas, subject to applicable approvals and the final configuration of the project.
The property encompasses 3 acres and is planned for completion in 2026. Public water and public sewer serve the site, with cable available. The suites are suited to storage, collection display, or private work areas, subject to applicable approvals and the final configuration of the project.
Key Highlights
- 3‑acre self‑storage facility under construction
- Each unit measures 25 feet wide by 36 feet deep
- 16 x 16 roll‑up door plus private 3 x 7 entry door per 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
Property Profile
Current Use
Lease Details
Yes
Utilities to site
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 - Under-construction storage suites offer private access, climate control, plumbing, and space for personal collections or workshop use.
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: 3‑acre self‑storage facility under construction; Each unit measures 25 feet wide by 36 feet deep; 16 x 16 roll‑up door plus private 3 x 7 entry door per unit
