Multi-Suite Office
For Sale
$285,000
6644 Gary Road, Byram, MS 39272
COMMERCIAL - Byram, MS
Property Size2,226 SF
Lot Size0.50 Acres
Price / SF$128.03
Days on Market94
Property Features for 6644 Gary Road
General Information
Property type
Commercial Sale
Property subtype
Office
Standard status
Active
APN
4851-0094-019
Size
2,226 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG 200 FT SLY INT S/L DAVIS RD & E/L GARY RD S 82.73 FT ELY 289 FT NLY 83.20 FT WLY 241.3 FT TO POB IN E 1/2 SE 1/4 SEC 29 T4 R1W TOWN OF BYRAM
Tax Annual Amount
3783
Legal Description
BEG 200 FT SLY INT S/L DAVIS RD & E/L GARY RD S 82.73 FT ELY 289 FT NLY 83.20 FT WLY 241.3 FT TO POB IN E 1/2 SE 1/4 SEC 29 T4 R1W TOWN OF BYRAM
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1994
Floors in Building
2
Flooring type
Tile, Carpet
Listing Agency:
Arx Point Realty, LLC
(769) 257-5260
Listed By:
Anita Orey · License #B23712
(601) 316-0696
Added: May 22
Changed: Aug 4
Last Checked: Aug 23 at 7:06AM
MLS# 4150447
Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This well-maintained four-suite commercial office building offers a mix of occupied and available space. Two units are currently occupied, while Unit B is vacant and available for showings by appointment only. The property is described as providing flexible office space suitable for professional services, medical, retail office, or small business operations.
Located on Gary Road in Byram, the building provides convenient access to I-55 and Byram Parkway. The area is characterized by established businesses, restaurants, schools, a veterinary clinic, and the local fire station.
The building totals 2,226 square feet of office space and sits on a 0.5-acre lot. It is offered for sale as an income-producing office property with an available unit for prospective occupants.
Located on Gary Road in Byram, the building provides convenient access to I-55 and Byram Parkway. The area is characterized by established businesses, restaurants, schools, a veterinary clinic, and the local fire station.
The building totals 2,226 square feet of office space and sits on a 0.5-acre lot. It is offered for sale as an income-producing office property with an available unit for prospective occupants.
Key Highlights
- 4‑suite commercial office building built in 1994
- Two units currently occupied with immediate rental income; Unit B is vacant and available for showings by appointment
- Located on Gary Road with easy access to I‑55 and Byram Parkway
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
$18,752
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
6.58%
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%
$375,040
$375.0K
Cap Rate 7%
$267,886
$267.9K
Cap Rate 9%
$208,356
$208.4K
Market Conditions
NOI Build-Up for 2,226 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
$32.1K $14.40/SF
− Vacancy
−$7.1K −$3.17/SF
EGI
$25.0K $11.23/SF
− OpEx
−$6.3K −$2.81/SF
NOI
$18.8K $8.42/SF
Area
Hinds County, MS
Vacancy
22.00%
Lease Rate
$14.40 /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%
$375,040
Cap Rate 7%
$267,886
Cap Rate 9%
$208,356
Alternative Uses
Best Use
Office B
$267.9K
$234.4K – $312.5K
NOI $18,752 @ 7.0% cap · market cap 6.58%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$15.12M
$13.23M – $17.64M
NOI $1,058,503 @ 7.0% cap · market cap 371.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
50%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
157
Businesses Nearby
Explore this area
Business Placement
Demographics for 39272, MS
14,022
Population
6,197
Households
2.3
Avg Household Size
37
Median Age
33%
College-Educated
96%
High-School Grad
23.5 sq mi
ZIP Area
597
Density / Sq Mi
$75,657
Median Household Income
$45,357
Median Earnings
$1,339
Median Rent
$175,900
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 - Well-maintained four-suite office building with two occupied units and one vacant space available for appointment showings.
Where is this office building located?
The property is located at 6644 Gary Road Byram, MS.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: 4‑suite commercial office building built in 1994; Two units currently occupied with immediate rental income; Unit B is vacant and available for showings by appointment; Located on Gary Road with easy access to I‑55 and Byram Parkway
