Brandon Office Building For
For Sale
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557 Grants Ferry Rd, Brandon, MS 39047
Modernized office building in desirable Brandon submarket, renovated in 2022.
Property Size3,716 SF
Price / SF$188.11
Days on Market191
Property Features for 557 Grants Ferry Rd
General Information
Standard status
Active
Size
3,716 SF
Class
C
Property subtype
Office
Zoning
C-2
Investment Type
Owner/User
Building Details
Year Built
1987
Year Renovated
2022
Listing Agency:
NAI UCR Properties
(601) 981-6800
Listed By:
Micah McCullough · License #MS B-18980
Source:
Crexi
Added: Feb 12
Changed: Aug 8
Last Checked: Aug 21 at 3:25PM
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 NAI UCR Properties
Investment Insights
Based on property information with market context.
Located in the Brandon submarket of Rankin County, 557 Grants Ferry Road is a 3,716 square foot office building. Constructed in 1987 and renovated in 2022, the property also features a new roof installed in 2023. The property is zoned C-2 and was previously utilized as a medical office, allowing for a broad range of office and professional uses. The building is positioned along Grants Ferry Road, providing access to Highway 25, Spillway Road, and Interstate 20. This location allows access to Brandon, Flowood, and greater Jackson, while also benefiting from surrounding residential areas, retail corridors, and nearby healthcare and professional services. The building's size, curb appeal, and zoning make it suitable for an owner-user, private investor, or long-term hold strategy focused on stable office tenancy.
Key Highlights
- Renovated in 2022 with a new roof in 2023, minimizing near‑term capital expenditures.
- Located in the highly desirable and stable Brandon submarket of Rankin County.
- Strategically positioned with immediate access to Highway 25, Spillway Road, and Interstate 20, providing efficient regional access.
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
$41,905
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
5.99%
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%
$838,100
$838.1K
Cap Rate 7%
$598,643
$598.6K
Cap Rate 9%
$465,611
$465.6K
Market Conditions
NOI Build-Up for 3,716 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
$78.0K $21.00/SF
− Vacancy
−$8.2K −$2.21/SF
EGI
$69.8K $18.80/SF
− OpEx
−$27.9K −$7.52/SF
NOI
$41.9K $11.28/SF
Area
Rankin County, MS
Vacancy
10.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
40.00%
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%
$838,100
Cap Rate 7%
$598,643
Cap Rate 9%
$465,611
Alternative Uses
Best Use
Healthcare Medical
$598.6K
$523.8K – $698.4K
NOI $41,905 @ 7.0% cap · market cap 5.99%
Second Best
Office B
$573.3K
$501.7K – $668.9K
NOI $40,133 @ 7.0% cap · market cap 5.74%
Theoretical Best
Office A
$1.02M
$891.8K – $1.19M
NOI $71,347 @ 7.0% cap · market cap 10.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
397
Businesses Nearby
Explore this area
Business Placement
Demographics for 39047, MS
39,191
Population
16,706
Households
2.3
Avg Household Size
39
Median Age
45%
College-Educated
93%
High-School Grad
96.9 sq mi
ZIP Area
404
Density / Sq Mi
$93,114
Median Household Income
$52,928
Median Earnings
$1,491
Median Rent
$265,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Modernized office building in desirable Brandon submarket, renovated in 2022.
Where is this office building located?
The property is located at 557 Grants Ferry Rd Brandon, MS.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Renovated in 2022 with a new roof in 2023, minimizing near‑term capital expenditures.; Located in the highly desirable and stable Brandon submarket of Rankin County.; Strategically positioned with immediate access to Highway 25, Spillway Road, and Interstate 20, providing efficient regional access.
