C-3 Live-Work
For Sale
Contact for pricing
6600 Baker Road, Vancleave, MS 39565
Corner commercial property with a flexible residential layout and recent building-system improvements.
Property Size1,568 SF
Lot Size1.05 Acres
Price / SF$184.31
Days on Market181
Property Features for 6600 Baker Road
General Information
Standard status
Active
Size
1,568 SF
Lot size
1.05 Acres
Property subtype
Special Purpose
Zoning
C-3
Property Condition
Severity
Repairs Needed
Evidence
requires minimal capital expenditure
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Land
Topography
level
Land Use
commercial, residential
Building Details
Year Built
1976
Construction
brick
Listing Agency:
Coldwell Banker Commercial Smith Realty Group
Listed By:
Denise Lawler · License #MS
Source:
Crexi
Added: Mar 4
Changed: Aug 31
Last Checked: Sep 1 at 8:00AM
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 Coldwell Banker Commercial Smith Realty Group
Investment Insights
Based on property information with market context.
This live-work property combines a 1,568-square-foot brick structure with a practical four-bedroom, 2.5-bath layout and a separate master suite. The 1.05-acre site is level, positioned on a corner, and carries C-3 commercial zoning. Recent improvements include central air and HVAC installed in 2024, Pella double-pane windows added in 2025, a 2024 grinder pump, a tankless gas water heater from 2023, and a fully replaced roof completed in 2023. Vinyl plank flooring, kitchen cabinetry, and tiled shower areas were also updated in 2025 and 2023, respectively.
The property is located near a golf course and approximately ¼ mile from Jackson County healthcare services. It sits just off Exit 57 in Vancleave with light visibility from Interstate 10. C-3 zoning supports office, retail, service, and live-work uses, subject to applicable requirements.
The property is located near a golf course and approximately ¼ mile from Jackson County healthcare services. It sits just off Exit 57 in Vancleave with light visibility from Interstate 10. C-3 zoning supports office, retail, service, and live-work uses, subject to applicable requirements.
Key Highlights
- 1.05‑acre level corner site with C‑3 commercial zoning
- 1,568 SF brick structure with 4 bedrooms, 2.5 baths, and a separate master suite
- Central air/HVAC installed in 2024 and Pella double‑pane windows added in 2025
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
$22,308
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
7.72%
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%
$446,160
$446.2K
Cap Rate 7%
$318,686
$318.7K
Cap Rate 9%
$247,867
$247.9K
Market Conditions
NOI Build-Up for 1,568 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
$37.6K $24.00/SF
− Vacancy
−$7.9K −$5.03/SF
EGI
$29.7K $18.97/SF
− OpEx
−$7.4K −$4.74/SF
NOI
$22.3K $14.23/SF
Area
Jackson County, MS
Vacancy
20.96%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$446,160
Cap Rate 7%
$318,686
Cap Rate 9%
$247,867
Alternative Uses
Best Use
Office B
$318.7K
$278.9K – $371.8K
NOI $22,308 @ 7.0% cap · market cap 7.72%
Second Best
Mixed Use
$130.3K
$114.0K – $152.0K
NOI $9,118 @ 7.0% cap · market cap 3.16%
Theoretical Best
Office A
$428.4K
$374.8K – $499.8K
NOI $29,985 @ 7.0% cap · market cap 10.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 39565, MS
19,972
Population
7,732
Households
2.6
Avg Household Size
40
Median Age
23%
College-Educated
92%
High-School Grad
274.6 sq mi
ZIP Area
73
Density / Sq Mi
$87,417
Median Household Income
$44,045
Median Earnings
$1,112
Median Rent
$204,500
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?
Live-work space - Corner commercial property with a flexible residential layout and recent building-system improvements.
Where is this live-work space located?
The property is located at 6600 Baker Road Vancleave, MS.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 1.05‑acre level corner site with C‑3 commercial zoning; 1,568 SF brick structure with 4 bedrooms, 2.5 baths, and a separate master suite; Central air/HVAC installed in 2024 and Pella double‑pane windows added in 2025
