Versatile Industrial Facility Near
For Sale
$525,000
6124 Shortcut Rd, Moss Point, MS 39563
7,200 SF warehouse with 2,500 SF office space.
Property Size7,200 SF
Lot Size0.86 Acres
Price / SF$72.92
Days on Market169
Property Features for 6124 Shortcut Rd
General Information
Standard status
Active
Size
7,200 SF
Class
B
Lot size
0.86 Acres
Property subtype
Industrial
Building Details
Building Size
7,200 SF
Year Built
1990
Listing Agency:
SVN | Southland Commercial Real Estate
(850) 380-3344
Listed By:
Michael Carro, CCIM · License #FL #BK3179263
(850) 380-3344
Source:
Southlandcommercial
Added: Mar 6
Changed: Aug 21
Last Checked: Aug 22 at 4:29AM
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 SVN | Southland Commercial Real Estate
Investment Insights
Based on property information with market context.
This versatile industrial facility features a 7,200 square foot warehouse with 2,500 square feet of office space, situated on approximately 0.86 acres just off Highway 90 on Shortcut Road. The warehouse has an 18-foot eave height, grade-level roll-up doors, and a dock well. The location offers high visibility from the intersection of Highway 90 and Highway 63. The property is positioned near Ingalls Shipbuilding, Mississippi's largest employer under Huntington Ingalls Industries, and benefits from proximity to major industrial players including Chevron refinery, Signal International, and Mississippi Phosphates. The location ensures accessibility and connectivity within a dynamic industrial hub. The property also features a gated laydown yard with ample parking.
Key Highlights
- Strategic location with high visibility from Hwy 90 & Hwy 63 intersection
- Proximity to major industrial employers: Ingalls Shipbuilding, Chevron, Signal International, and Mississippi Phosphates
- 7,200 SF warehouse with 2,500 SF of office space on .86+\/- acres
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
$46,685
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
8.89%
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%
$933,700
$933.7K
Cap Rate 7%
$666,929
$666.9K
Cap Rate 9%
$518,722
$518.7K
Market Conditions
NOI Build-Up for 7,200 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
$71.7K $9.96/SF
− Vacancy
−$5.0K −$0.70/SF
EGI
$66.7K $9.26/SF
− OpEx
−$20.0K −$2.78/SF
NOI
$46.7K $6.48/SF
Area
Jackson County, MS
Vacancy
7.00%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
30.00%
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%
$933,700
Cap Rate 7%
$666,929
Cap Rate 9%
$518,722
Alternative Uses
Best Use
Office B
$1.46M
$1.28M – $1.71M
NOI $102,436 @ 7.0% cap · market cap 19.51%
Second Best
Warehouse
$809.8K
$708.6K – $944.8K
NOI $56,688 @ 7.0% cap · market cap 10.80%
Theoretical Best
Office A
$1.97M
$1.72M – $2.29M
NOI $137,687 @ 7.0% cap · market cap 26.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
137
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39563, MS
12,300
Population
5,717
Households
2.2
Avg Household Size
47
Median Age
15%
College-Educated
86%
High-School Grad
19.9 sq mi
ZIP Area
618
Density / Sq Mi
$46,672
Median Household Income
$30,719
Median Earnings
$1,039
Median Rent
$107,800
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?
Warehouse - 7,200 SF warehouse with 2,500 SF office space.
Where is this warehouse located?
The property is located at 6124 Shortcut Rd Moss Point, MS.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Strategic location with high visibility from Hwy 90 & Hwy 63 intersection; Proximity to major industrial employers: Ingalls Shipbuilding, Chevron, Signal International, and Mississippi Phosphates; 7,200 SF warehouse with 2,500 SF of office space on .86+\/- acres
