Flex Space With Office and
For Sale
$309,000
550 Pearl Park Plz, Pearl, MS 39208
Balanced office and warehouse configuration supports varied commercial operations.
Property Size3,000 SF
Lot Size0.31 Acres
Price / SF$103
Days on Market73
Property Features for 550 Pearl Park Plz
General Information
Standard status
Active
Size
3,000 SF
Lot size
0.31 Acres
Warehouse & Industrial
Warehouse Space
1,500 SF
Office Build-Out
1,500 SF
Taxes and HOA fees
Annual Taxes
$3,092
Listing Agency:
Backwoods Land Company, LLC
(601) 941-1622
Listed By:
Steven L Milner · License #B18659
(601) 941-1622
Source:
Exprealty
Added: May 26
Changed: Aug 5
Last Checked: Aug 5 at 3:15AM
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 Backwoods Land Company, LLC
Investment Insights
Based on property information with market context.
This flex property at 550 Pearl Park Plz in Pearl, Mississippi, contains approximately 3,000 SF arranged between office and warehouse/shop functions. The office component measures approximately 1,500 SF, while the warehouse/shop area provides an additional approximately 1,500 SF for commercial operations. The layout combines finished administrative space with functional work and storage areas.
The property occupies approximately 0.31 acres within an established commercial area near major transportation corridors and the greater Jackson metro market. It is currently leased through July 30, 2026, providing an existing occupancy arrangement before the next phase of ownership or use.
The property occupies approximately 0.31 acres within an established commercial area near major transportation corridors and the greater Jackson metro market. It is currently leased through July 30, 2026, providing an existing occupancy arrangement before the next phase of ownership or use.
Key Highlights
- Approximately 3,000 SF total building area
- Approximately 1,500 SF of office space
- Approximately 1,500 SF of warehouse/shop space
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
$22,530
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
7.29%
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%
$450,600
$450.6K
Cap Rate 7%
$321,857
$321.9K
Cap Rate 9%
$250,333
$250.3K
Market Conditions
NOI Build-Up for 3,000 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
$28.4K $9.48/SF
− Vacancy
−$1.9K −$0.64/SF
EGI
$26.5K $8.84/SF
− OpEx
−$4.0K −$1.33/SF
NOI
$22.5K $7.51/SF
Area
Rankin County, MS
Vacancy
6.80%
Lease Rate
$9.48 /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%
$450,600
Cap Rate 7%
$321,857
Cap Rate 9%
$250,333
Alternative Uses
Best Use
Office B
$462.9K
$405.0K – $540.0K
NOI $32,400 @ 7.0% cap · market cap 10.49%
Second Best
Warehouse
$321.9K
$281.6K – $375.5K
NOI $22,530 @ 7.0% cap · market cap 7.29%
Theoretical Best
Office A
$822.9K
$720.0K – $960.0K
NOI $57,600 @ 7.0% cap · market cap 18.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
482
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 39208, MS
34,228
Population
13,931
Households
2.5
Avg Household Size
36
Median Age
23%
College-Educated
87%
High-School Grad
47.8 sq mi
ZIP Area
716
Density / Sq Mi
$58,878
Median Household Income
$40,785
Median Earnings
$1,157
Median Rent
$173,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- King Kakes & Katering, LLC — 3064 Highway 80 E, #10, Pearl, MS 39208
Frequently Asked Questions
What type of property is this?
Flex space - Balanced office and warehouse configuration supports varied commercial operations.
Where is this flex space located?
The property is located at 550 Pearl Park Plz Pearl, MS.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: Approximately 3,000 SF total building area; Approximately 1,500 SF of office space; Approximately 1,500 SF of warehouse/shop space
