Red Brick Office Building
For Sale
Contact for pricing
817 E River Pl, Jackson, MS 39202
Highly visible office building with climate-controlled warehouse near I-55N.
Property Size12,500 SF
Price / SF$104
Days on Market1165
Property Features for 817 E River Pl
General Information
Standard status
Active
Size
12,500 SF
Property subtype
Office
Listing Agency:
Cook Commercial Properties
(601) 981-1500
Listed By:
Steve Cook, CCIM, SIOR · License #MS B-22913
Source:
Crexi
Added: May 31, 2023
Changed: Jul 6
Last Checked: Aug 7 at 8:09AM
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 Cook Commercial Properties
Investment Insights
Based on property information with market context.
This 15,000 square foot red brick office building features 12,500 square feet of office space and a 2,500 square foot climate-controlled warehouse. The two-story building is located on the east side of I-55N, between Fortification Street and the Fairgrounds, providing accessibility to Downtown Jackson and other metro areas along the I-55 and I-20 corridors. The first floor comprises 8,500 square feet and includes four bathrooms, while the second floor offers 6,500 square feet and three bathrooms, accessible by an elevator. The building's facade includes four white columns supporting a triangular pediment gable, complemented by windows with black louvered shutters. The interior features a curved staircase with stained oak banisters leading to a reception area. Additional amenities include a break room, an overhead rollup door for the climate-controlled warehouse/storage area, a dock well, and a covered dock loading area. The property is well-maintained and includes 48 parking spaces.
Key Highlights
- Highly visible location on I‑55N with easy access to Downtown Jackson, I‑55, and I‑20.
- 15,000 SF red brick building with a mix of office (12,500 SF) and climate‑controlled warehouse space (2,500 SF).
- Ample parking with 48 spaces.
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
$116,820
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
8.99%
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%
$2,336,400
$2.3M
Cap Rate 7%
$1,668,857
$1.7M
Cap Rate 9%
$1,298,000
$1.3M
Market Conditions
NOI Build-Up for 12,500 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
$177.0K $14.16/SF
− Vacancy
−$21.2K −$1.70/SF
EGI
$155.8K $12.46/SF
− OpEx
−$38.9K −$3.12/SF
NOI
$116.8K $9.35/SF
Area
Jackson, MS
Vacancy
12.00%
Lease Rate
$14.16 /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%
$2,336,400
Cap Rate 7%
$1,668,857
Cap Rate 9%
$1,298,000
Alternative Uses
Best Use
Office B
$1.67M
$1.46M – $1.95M
NOI $116,820 @ 7.0% cap · market cap 8.99%
Second Best
Warehouse
$968.7K
$847.6K – $1.13M
NOI $67,811 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$2.14M
$1.87M – $2.50M
NOI $149,940 @ 7.0% cap · market cap 11.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
558
Businesses Nearby
Explore this area
Business Placement
Demographics for 39202, MS
7,405
Population
4,332
Households
1.7
Avg Household Size
35
Median Age
42%
College-Educated
88%
High-School Grad
3.9 sq mi
ZIP Area
1,899
Density / Sq Mi
$41,250
Median Household Income
$32,111
Median Earnings
$876
Median Rent
$211,300
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 - Highly visible office building with climate-controlled warehouse near I-55N.
Where is this office building located?
The property is located at 817 E River Pl Jackson, MS.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Highly visible location on I‑55N with easy access to Downtown Jackson, I‑55, and I‑20.; 15,000 SF red brick building with a mix of office (12,500 SF) and climate‑controlled warehouse space (2,500 SF).; Ample parking with 48 spaces.
