Renovated 11-Unit Apartment
New
For Sale
$1,800,000
610 N State St, Jackson, MS 39202
Recently renovated apartment property with CBD zoning and an established occupancy profile.
Property Size11,609 SF
Price / SF$155.05
Days on Market6
Property Features for 610 N State St
General Information
Standard status
Active
Size
11,609 SF
Property subtype
Multifamily
Zoning
CBD
Occupancy
91%
Additional Details
Multifamily Units
11
Building Details
Year Built
1968
Year Renovated
2026
Buildings
1
Units
11
Listing Agency:
(901) 570-6713
Listed By:
David Dorris · License #MS #S-55883
Source:
Woodyardrealty
Added: Aug 1
Changed: Aug 2
Last Checked: Aug 6 at 3:57AM
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 David Dorris
Investment Insights
Based on property information with market context.
This apartment building at 610 N State St in Jackson contains 11,609 SF and 11 units. Originally built in 1968, the property was recently renovated in 2026, providing updated improvements within an established multifamily asset. The reported occupancy rate is 91%.
The property is located in the Jackson, MS MSA and carries CBD zoning. Its low-rise apartment configuration and unit count offer a clear multifamily format, while the zoning designation adds a broader land-use context for evaluation. The asset is suited to review by buyers seeking an apartment building with documented occupancy, recent renovation work, and a central business district designation.
The property is located in the Jackson, MS MSA and carries CBD zoning. Its low-rise apartment configuration and unit count offer a clear multifamily format, while the zoning designation adds a broader land-use context for evaluation. The asset is suited to review by buyers seeking an apartment building with documented occupancy, recent renovation work, and a central business district designation.
Key Highlights
- 11,609 SF apartment building with 11 units
- Recently renovated in 2026
- 91% occupancy rate
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
$71,409
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
3.97%
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%
$1,428,180
$1.4M
Cap Rate 7%
$1,020,129
$1.0M
Cap Rate 9%
$793,433
$793.4K
Market Conditions
NOI Build-Up for 11,609 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
$139.3K $12.00/SF
− Vacancy
−$9.5K −$0.82/SF
EGI
$129.8K $11.18/SF
− OpEx
−$58.4K −$5.03/SF
NOI
$71.4K $6.15/SF
Area
Jackson, MS
Vacancy
6.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,428,180
Cap Rate 7%
$1,020,129
Cap Rate 9%
$793,433
Alternative Uses
Best Use
Apartment 5plus
$1.02M
$892.6K – $1.19M
NOI $71,409 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,252 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
11
Residential units
91%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,892
Businesses Nearby
Explore this area
Business Placement
Demographics for 39202, MS
7,405
Population
4,332
Households
1.7
Avg Household Size
35
Median Age
42%
College-Educated
88%
High-School Grad
3.9 sq mi
ZIP Area
1,899
Density / Sq Mi
$41,250
Median Household Income
$32,111
Median Earnings
$876
Median Rent
$211,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Recently renovated apartment property with CBD zoning and an established occupancy profile.
Where is this apartment building located?
The property is located at 610 N State St Jackson, MS.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 11,609 SF apartment building with 11 units; Recently renovated in 2026; 91% occupancy rate
