Flex Office Warehouse
For Sale
$325,000
8071 N Mcraven Rd, Clinton, MS 39056
Versatile office-and-warehouse setup with insulated pre-engineered metal construction and updated site improvements.
Property Size4,452 SF
Price / SF$73
Days on Market139
Property Features for 8071 N Mcraven Rd
General Information
Standard status
Active
Size
4,452 SF
Zoning
C-2
Additional Details
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$2,805
Listing Agency:
Century 21 David Stevens
(601) 924-7552
Listed By:
David W Stevens · License #B20429
(601) 951-9100
Source:
Exprealty
Added: Apr 18
Changed: Aug 20
Last Checked: Sep 1 at 11:16PM
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 Century 21 David Stevens
Investment Insights
Based on property information with market context.
A combined office/warehouse property built with a pre-engineered metal structure, including metal walls and roof that are insulated on the interior. The office floors have been updated with new luxury vinyl, and windows include burglar bars. The exterior includes three halogen parking lot light fixtures, with new chain link fencing around the property perimeter and approximately 400 square feet of concrete paving along the west side of the building. A new septic tank was installed in 2025.
The property is located at 8071 N Mcraven Rd in Clinton, MS. It is zoned C-2, providing a straightforward basis for compatible commercial and industrial uses under that zoning classification.
For tenants, buyers, or owner-operators needing both work space and an office component, this flex configuration supports day-to-day operations on-site. The insulated warehouse shell and existing site improvements can help streamline move-in readiness, while the enclosed perimeter fencing supports basic security needs for equipment, materials, or inventory stored at the property.
The property is located at 8071 N Mcraven Rd in Clinton, MS. It is zoned C-2, providing a straightforward basis for compatible commercial and industrial uses under that zoning classification.
For tenants, buyers, or owner-operators needing both work space and an office component, this flex configuration supports day-to-day operations on-site. The insulated warehouse shell and existing site improvements can help streamline move-in readiness, while the enclosed perimeter fencing supports basic security needs for equipment, materials, or inventory stored at the property.
Key Highlights
- Office/warehouse building with C‑2 zoning
- Pre‑engineered metal building with metal walls and roof, insulated interior
- New luxury vinyl flooring in the office
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
$29,031
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
8.93%
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%
$580,620
$580.6K
Cap Rate 7%
$414,729
$414.7K
Cap Rate 9%
$322,567
$322.6K
Market Conditions
NOI Build-Up for 4,452 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
$50.8K $11.40/SF
− Vacancy
−$6.1K −$1.37/SF
EGI
$44.7K $10.03/SF
− OpEx
−$15.6K −$3.51/SF
NOI
$29.0K $6.52/SF
Area
Hinds County, MS
Vacancy
12.00%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
35.00%
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%
$580,620
Cap Rate 7%
$414,729
Cap Rate 9%
$322,567
Alternative Uses
Best Use
Warehouse
$477.6K
$417.9K – $557.3K
NOI $33,435 @ 7.0% cap · market cap 10.29%
Second Best
Flex RnD
$414.7K
$362.9K – $483.9K
NOI $29,031 @ 7.0% cap · market cap 8.93%
Theoretical Best
Hotel Hospitality
$30.24M
$26.46M – $35.28M
NOI $2,117,005 @ 7.0% cap · market cap 651.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39056, MS
27,346
Population
11,334
Households
2.4
Avg Household Size
38
Median Age
48%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
505
Density / Sq Mi
$71,864
Median Household Income
$46,577
Median Earnings
$1,135
Median Rent
$220,700
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Versatile office-and-warehouse setup with insulated pre-engineered metal construction and updated site improvements.
Where is this flex space located?
The property is located at 8071 N Mcraven Rd Clinton, MS.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Office/warehouse building with C‑2 zoning; Pre‑engineered metal building with metal walls and roof, insulated interior; New luxury vinyl flooring in the office
