Office/Warehouse with Roll-Up
For Sale
$149,900
935 S Pearson Road, Pearl, MS 39208
Fully leased office and warehouse facility offers heated and cooled workspace with convenient loading via an oversized roll-up door.
Property Size1,380 SF
Lot Size0.17 Acres
Price / SF$108.62
Days on Market92
Property Features for 935 S Pearson Road
General Information
Standard status
Active
Size
1,380 SF
Lot size
0.17 Acres
Zoning
C-2
Occupancy
100%
Additional Details
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$1,235
Building Details
Building Size
1,380 SF
Year Built
1986
Stories
2
Tenancy
Single
Listing Agency:
Backwoods Land Company
(601) 941-1622
Listed By:
Steven L Milner · License #S-59553
(601) 941-1622
Source:
Evrealestate
Added: May 26
Changed: Aug 23
Last Checked: Aug 24 at 5:11AM
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 Backwoods Land Company
Investment Insights
Based on property information with market context.
This fully leased office/warehouse building is designed for a mix of work and administration, with approximately 1,100 SF on the ground floor and an additional 270 SF upstairs office or storage area. Both the office and warehouse/shop portions are fully heated and cooled, supporting year-round use. A single oversized roll-up door provides convenient loading and operational access while preserving a professional office appearance.
The property is located in Pearl, Mississippi along a thriving commercial corridor and is zoned C-2. The site is approximately 0.17 acres with dimensions of roughly 50' x 150', offering accessibility and visibility within an established commercial area. The listing notes the property is minutes from major transportation corridors and the Jackson metro area.
For buyers and operators, the building’s split configuration can support contractor, service, light industrial, or distribution-related activities alongside office needs. The property is offered for sale with an established tenant in place through April 30, 2027, providing continuity of occupancy during the current lease term.
The property is located in Pearl, Mississippi along a thriving commercial corridor and is zoned C-2. The site is approximately 0.17 acres with dimensions of roughly 50' x 150', offering accessibility and visibility within an established commercial area. The listing notes the property is minutes from major transportation corridors and the Jackson metro area.
For buyers and operators, the building’s split configuration can support contractor, service, light industrial, or distribution-related activities alongside office needs. The property is offered for sale with an established tenant in place through April 30, 2027, providing continuity of occupancy during the current lease term.
Key Highlights
- Fully leased commercial office/warehouse in Pearl, MS with an established tenant in place through April 30, 2027
- 1,380 SF building on a ~0.17‑acre site (approx. 50' x 150') with versatile space for office and shop/warehouse use
- Approx. 1,100 SF ground floor plus 270 SF upstairs office/storage area for flexible tenant or owner‑user layouts
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
$10,364
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
6.91%
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%
$207,280
$207.3K
Cap Rate 7%
$148,057
$148.1K
Cap Rate 9%
$115,156
$115.2K
Market Conditions
NOI Build-Up for 1,380 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
$13.1K $9.48/SF
− Vacancy
−$890 −$0.64/SF
EGI
$12.2K $8.84/SF
− OpEx
−$1.8K −$1.33/SF
NOI
$10.4K $7.51/SF
Area
Rankin County, MS
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$207,280
Cap Rate 7%
$148,057
Cap Rate 9%
$115,156
Alternative Uses
Best Use
Office B
$212.9K
$186.3K – $248.4K
NOI $14,904 @ 7.0% cap · market cap 9.94%
Second Best
Warehouse
$148.1K
$129.6K – $172.7K
NOI $10,364 @ 7.0% cap · market cap 6.91%
Theoretical Best
Office A
$378.5K
$331.2K – $441.6K
NOI $26,496 @ 7.0% cap · market cap 17.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39208, MS
34,228
Population
13,931
Households
2.5
Avg Household Size
36
Median Age
23%
College-Educated
87%
High-School Grad
47.8 sq mi
ZIP Area
716
Density / Sq Mi
$58,878
Median Household Income
$40,785
Median Earnings
$1,157
Median Rent
$173,900
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?
Flex space - Fully leased office and warehouse facility offers heated and cooled workspace with convenient loading via an oversized roll-up door.
Where is this flex space located?
The property is located at 935 S Pearson Road Pearl, MS.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: Fully leased commercial office/warehouse in Pearl, MS with an established tenant in place through April 30, 2027; 1,380 SF building on a ~0.17‑acre site (approx. 50' x 150') with versatile space for office and shop/warehouse use; Approx. 1,100 SF ground floor plus 270 SF upstairs office/storage area for flexible tenant or owner‑user layouts
