Corner Retail and Office
For Sale
$1,200,000
96 Baker Lane, Brandon, MS 39047
COMMERCIAL - Brandon, MS
Property Size3,200 SF
Lot Size1.61 Acres
Price / SF$367.31
Days on Market102
Property Features for 96 Baker Lane
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
Metes And Bounds
Directions
GPS Friendly
Standard status
Active
APN
I11 000057 00000
Size
3,267 SF
Lot size
1.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
1.605A IN NE4 NE4 S OF BAKER LANE E OF HWY 471 DB 345 PG 433 0020177 DB 296 PG 0573 0031773
Tax Annual Amount
9002
Legal Description
1.605A IN NE4 NE4 S OF BAKER LANE E OF HWY 471 DB 345 PG 433 0020177 DB 296 PG 0573 0031773
Building Details
Year built
1979
Listing Agency:
Havard Real Estate Group, LLC
(601) 340-9656
Listed By:
Hartley Havard · License #B22422
(601) 260-2127
Added: May 13
Changed: Aug 4
Last Checked: Aug 22 at 7:06AM
MLS# 4149265
Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Situated on a high-visibility corner of Baker Lane and Highway 471 in Brandon, this 1.61-acre commercial property includes an existing 3,200-square-foot building. Approximately 2,880 square feet of the building is office space, with additional outbuildings on site that can support storage or other supplemental uses.
The property benefits from prominent roadside exposure along Highway 471, which is estimated at 8,000 to 10,000 vehicles per day, supporting accessible, visible placement for a wide range of businesses. Zoned C-3 Commercial, the site allows for a variety of retail and business uses.
The offering provides flexibility for an owner to renovate and operate from the current improvements, or pursue redevelopment to accommodate a new commercial project.
The property benefits from prominent roadside exposure along Highway 471, which is estimated at 8,000 to 10,000 vehicles per day, supporting accessible, visible placement for a wide range of businesses. Zoned C-3 Commercial, the site allows for a variety of retail and business uses.
The offering provides flexibility for an owner to renovate and operate from the current improvements, or pursue redevelopment to accommodate a new commercial project.
Key Highlights
- High‑visibility corner location at Baker Lane and Highway 471
- Strong traffic exposure with 8,000 to 10,000 vehicles per day on Highway 471
- Zoned C‑3 Commercial, allowing for a wide range of retail and business uses
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
$35,284
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
2.94%
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%
$705,680
$705.7K
Cap Rate 7%
$504,057
$504.1K
Cap Rate 9%
$392,044
$392.0K
Market Conditions
NOI Build-Up for 3,267 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
$58.8K $18.00/SF
− Vacancy
−$11.8K −$3.60/SF
EGI
$47.0K $14.40/SF
− OpEx
−$11.8K −$3.60/SF
NOI
$35.3K $10.80/SF
Area
Rankin County, MS
Vacancy
20.00%
Lease Rate
$18.00 /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%
$705,680
Cap Rate 7%
$504,057
Cap Rate 9%
$392,044
Alternative Uses
Best Use
Office B
$504.1K
$441.1K – $588.1K
NOI $35,284 @ 7.0% cap · market cap 2.94%
Second Best
Retail
$490.1K
$428.9K – $571.8K
NOI $34,309 @ 7.0% cap · market cap 2.86%
Theoretical Best
Office A
$896.1K
$784.1K – $1.05M
NOI $62,726 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 39047, MS
39,191
Population
16,706
Households
2.3
Avg Household Size
39
Median Age
45%
College-Educated
93%
High-School Grad
96.9 sq mi
ZIP Area
404
Density / Sq Mi
$93,114
Median Household Income
$52,928
Median Earnings
$1,491
Median Rent
$265,300
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 - 1.61-acre corner commercial site with an existing 3,200 sq ft building and outbuildings, zoned C-3.
Where is this office building located?
The property is located at 96 Baker Lane Brandon, MS.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: High‑visibility corner location at Baker Lane and Highway 471; Strong traffic exposure with 8,000 to 10,000 vehicles per day on Highway 471; Zoned C‑3 Commercial, allowing for a wide range of retail and business uses
