Automotive Shop with
For Sale
$550,000
827 Highway 35 S, Forest, MS 39074
Former car lot with a shop and office space, including multiple restrooms and strong daily traffic exposure.
Property Size2,169 SF
Price / SF$253.57
Days on Market80
Property Features for 827 Highway 35 S
General Information
Standard status
Active
Size
2,169 SF
Taxes and HOA fees
Annual Taxes
$5,000
Listing Agency:
Southern Homes Real Estate
(601) 438-4663
Listed By:
Madison Hill · License #S55311
(601) 540-2034
Source:
Exprealty
Added: Jun 19
Changed: Aug 20
Last Checked: Sep 5 at 11:41AM
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 Southern Homes Real Estate
Investment Insights
Based on property information with market context.
This highly visible property was formerly operating as a car lot and is set up with a combined office and shop layout. The 2,160-square-foot building includes 937 square feet of office space with a welcoming lobby, three private offices, and one restroom. An attached 1,223-square-foot shop area provides additional flexibility and includes an additional restroom, supporting automotive, service, retail, or light industrial uses.
Located at 827 Highway 35 S in Forest, MS on approximately 0.72 acres, the site is described as having highway frontage and a traffic count of over 19,000 vehicles per day, which can support businesses that benefit from consistent pass-by exposure.
With its shop-and-office configuration and roadside visibility, the property offers a straightforward footprint for operations that require both customer-facing or administrative space and an attached service area.
Located at 827 Highway 35 S in Forest, MS on approximately 0.72 acres, the site is described as having highway frontage and a traffic count of over 19,000 vehicles per day, which can support businesses that benefit from consistent pass-by exposure.
With its shop-and-office configuration and roadside visibility, the property offers a straightforward footprint for operations that require both customer-facing or administrative space and an attached service area.
Key Highlights
- Approximately 0.72‑acre highly visible commercial property with over 19,000 vehicles per day traffic count
- 2,160‑SF building with 937 SF of office space, including a lobby, three private offices, and one restroom
- Attached 1,223‑SF shop area with an additional restroom
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
$21,499
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
3.91%
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%
$429,980
$430.0K
Cap Rate 7%
$307,129
$307.1K
Cap Rate 9%
$238,878
$238.9K
Market Conditions
NOI Build-Up for 2,169 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
$32.5K $15.00/SF
− Vacancy
−$1.8K −$0.84/SF
EGI
$30.7K $14.16/SF
− OpEx
−$9.2K −$4.25/SF
NOI
$21.5K $9.91/SF
Area
Scott County, MS
Vacancy
5.60%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$429,980
Cap Rate 7%
$307,129
Cap Rate 9%
$238,878
Alternative Uses
Best Use
Retail
$307.1K
$268.7K – $358.3K
NOI $21,499 @ 7.0% cap · market cap 3.91%
Second Best
Office B
$289.6K
$253.4K – $337.9K
NOI $20,271 @ 7.0% cap · market cap 3.69%
Theoretical Best
Office A
$371.7K
$325.2K – $433.6K
NOI $26,018 @ 7.0% cap · market cap 4.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39074, MS
14,552
Population
6,222
Households
2.3
Avg Household Size
36
Median Age
14%
College-Educated
75%
High-School Grad
277.4 sq mi
ZIP Area
52
Density / Sq Mi
$46,890
Median Household Income
$31,378
Median Earnings
$795
Median Rent
$114,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Justin Auto Repair — 200 Cleveland St, Forest, MS 39074
- Forest Ford, Inc. Parts — 1126 highway 35 north, forest, ms 39074
- Forest Ford, Inc. Service — 1126 MS-35, Forest, MS 39074
- Forest Ford, Inc. Parts — 1126 ms-35, forest, ms 39074
- Forest Chrysler Dodge Jeep — 1126 ms-35, forest, ms 39074
Frequently Asked Questions
What type of property is this?
Auto shop - Former car lot with a shop and office space, including multiple restrooms and strong daily traffic exposure.
Where is this auto shop located?
The property is located at 827 Highway 35 S Forest, MS.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Approximately 0.72‑acre highly visible commercial property with over 19,000 vehicles per day traffic count; 2,160‑SF building with 937 SF of office space, including a lobby, three private offices, and one restroom; Attached 1,223‑SF shop area with an additional restroom
