Four-Suite Office
For Sale
$285,000
6644 Gary Rd, Byram, MS 39272
Well-maintained four-suite office building with two occupied units and one available for appointment-only showings.
Property Size2,226 SF
Price / SF$128.03
Days on Market76
Property Features for 6644 Gary Rd
General Information
Standard status
Active
Size
2,226 SF
Occupancy
50%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
4
Building Details
Tenancy
Multi
Listing Agency:
Arx Point Realty, LLC
(601) 316-0696
Listed By:
Anita Orey · License #B23712
(601) 316-0696
Source:
Exprealty
Added: May 24
Changed: Jul 10
Last Checked: Jul 31 at 11:31AM
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 Arx Point Realty, LLC
Investment Insights
Based on property information with market context.
This well-maintained commercial office building is configured as four separate suites, offering flexible space for professional services, medical, retail office, or small business operations. Two units are currently occupied, providing existing rental income, while Unit B is vacant and available for showings by appointment only. The layout supports a range of office and service users seeking separated tenancy within a single property.
The building is conveniently located on Gary Road with easy access to I-55 and the Byram Parkway. The immediate area is described as being surrounded by established businesses, restaurants, schools, a veterinary clinic, and the local fire station, supporting day-to-day convenience for tenants and visitors.
For buyers or operators, the property’s four-suite configuration can accommodate multiple businesses under one roof, with current occupancy in place and a designated unit available for occupancy after showings are arranged. Its office-oriented improvements and maintained condition make it well-suited for organizations looking to establish or expand in a developed commercial corridor.
The building is conveniently located on Gary Road with easy access to I-55 and the Byram Parkway. The immediate area is described as being surrounded by established businesses, restaurants, schools, a veterinary clinic, and the local fire station, supporting day-to-day convenience for tenants and visitors.
For buyers or operators, the property’s four-suite configuration can accommodate multiple businesses under one roof, with current occupancy in place and a designated unit available for occupancy after showings are arranged. Its office-oriented improvements and maintained condition make it well-suited for organizations looking to establish or expand in a developed commercial corridor.
Key Highlights
- Well‑maintained four‑suite commercial office building with 2 units currently occupied
- Unit B is vacant and available for showings by appointment only
- 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
Yes
Paved road 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 available for appointment-only showings.
Where is this office building located?
The property is located at 6644 Gary Rd 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: Well‑maintained four‑suite commercial office building with 2 units currently occupied; Unit B is vacant and available for showings by appointment only; Located on Gary Road with easy access to I‑55 and Byram Parkway
