Distribution Warehouse Near Downtown
For Sale
Contact for pricing
835 S Congress St, Jackson, MS 39201
27,554 SF warehouse with office space for sale.
Property Size27,554 SF
Price / SF$53.89
Days on Market1516
Property Features for 835 S Congress St
General Information
Standard status
Active
Size
27,554 SF
Property subtype
Industrial
Zoning
Industrial
Building Details
Year Renovated
2022
Listing Agency:
The Mattiace Company
(601) 291-0942
Listed By:
Philip Holman, CCIM · License #MS
Source:
Crexi
Added: Jul 8, 2022
Changed: Aug 19
Last Checked: Aug 29 at 11:21PM
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 The Mattiace Company
Investment Insights
Based on property information with market context.
Located at 835 S. Congress Street in Jackson, MS, this 27,554 square foot building features 25,154 square feet of warehouse space and 2,400 square feet of office space. The property may be suitable as a distribution warehouse or potentially a medical marijuana indoor grow building, contingent upon buyer verification of compliance with Mississippi and City of Jackson regulations. The building includes seven dock-high roll-up doors and a concrete ramp for at-grade deliveries. A 60 mil Johns Manville TPO roof with a 20-year warranty was installed in January 2022. In May 2022, Mississippi Door Company installed seven new steel coiling overhead doors, complete with bottom, jamb, and header weather seals. The fire sprinkler system was upgraded with new sprinkler heads in August 2022. S. Congress Street dead ends just past the building, resulting in minimal traffic. The property backs up to railroad tracks without a rear outlet, enhancing security. Situated across the street from Irby Electrical Headquarters and just south of Jackson's Central Business District, the warehouse is within two miles of Interstate 55, Interstate 20, Interstate 220, and U.S. Highway 49.
Key Highlights
- Large warehouse space (25,154 SF) with additional office space (2,400 SF) suitable for distribution or other uses.
- Convenient location near Interstates 55, 20, and 220, and U.S. Highway 49.
- Seven dock‑high roll‑up doors for efficient loading and unloading.
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
$89,202
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
6.01%
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%
$1,784,040
$1.8M
Cap Rate 7%
$1,274,314
$1.3M
Cap Rate 9%
$991,133
$991.1K
Market Conditions
NOI Build-Up for 27,554 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
$135.6K $4.92/SF
− Vacancy
−$8.1K −$0.30/SF
EGI
$127.4K $4.62/SF
− OpEx
−$38.2K −$1.39/SF
NOI
$89.2K $3.24/SF
Area
Jackson, MS
Vacancy
6.00%
Lease Rate
$4.92 /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%
$1,784,040
Cap Rate 7%
$1,274,314
Cap Rate 9%
$991,133
Alternative Uses
Best Use
Office B
$3.68M
$3.22M – $4.29M
NOI $257,509 @ 7.0% cap · market cap 17.34%
Second Best
Warehouse
$2.14M
$1.87M – $2.49M
NOI $149,477 @ 7.0% cap · market cap 10.07%
Theoretical Best
Office A
$4.72M
$4.13M – $5.51M
NOI $330,516 @ 7.0% cap · market cap 22.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
807
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39201, MS
574
Population
749
Households
0.8
Avg Household Size
40
Median Age
75%
College-Educated
92%
High-School Grad
2.1 sq mi
ZIP Area
273
Density / Sq Mi
$77,946
Median Household Income
$77,838
Median Earnings
$1,341
Median Rent
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - 27,554 SF warehouse with office space for sale.
Where is this warehouse located?
The property is located at 835 S Congress St Jackson, MS.
What is the asking price?
The asking price for this property is $1,485,000.
What are key features of this property?
This property features: Large warehouse space (25,154 SF) with additional office space (2,400 SF) suitable for distribution or other uses.; Convenient location near Interstates 55, 20, and 220, and U.S. Highway 49.; Seven dock‑high roll‑up doors for efficient loading and unloading.
