High-Visibility Corner Commercial
For Sale
$1,200,000
96 Baker Ln, Brandon, MS 39047
Corner commercial land with an existing office building and outbuildings, zoned for a broad mix of retail and business uses.
Property Size3,267 SF
Lot Size1.60 Acres
Price / SF$367.31
Days on Market117
Property Features for 96 Baker Ln
General Information
Standard status
Active
Size
3,267 SF
Lot size
1.60 Acres
Zoning
C-3
Site & Location
Traffic Count
10,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
1
Taxes and HOA fees
Annual Taxes
$9,002
Listing Agency:
Havard Real Estate Group, LLC
(601) 340-9656
Listed By:
Hartley Havard · License #B22422
(601) 260-2127
Source:
Exprealty
Added: May 14
Changed: Aug 20
Last Checked: Sep 6 at 11:08AM
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 Havard Real Estate Group, LLC
Investment Insights
Based on property information with market context.
This high-visibility corner commercial site includes 1.6 acres of land improved with 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 use. The property is well suited for an owner who wants to renovate and occupy the current improvements, or for a buyer considering redevelopment for a new commercial or retail project.
Located at the corner of Baker Lane and Highway 471 in Brandon, the property benefits from strong visibility and straightforward access. The listing notes Highway 471 carries an estimated 8,000 to 10,000 vehicles per day, supporting exposure for a variety of retail and business activities. The corner configuration and ample land area provide flexibility for both existing operations and future site planning.
Zoned C-3 Commercial, the property allows a wide range of retail and business uses, giving buyers and tenants room to align the site with their operating needs. Whether you are looking for a site to re-purpose the current office space or to reposition the land for a new build, this corner location offers a practical combination of existing improvements, storage support, and a traffic-driven setting.
Located at the corner of Baker Lane and Highway 471 in Brandon, the property benefits from strong visibility and straightforward access. The listing notes Highway 471 carries an estimated 8,000 to 10,000 vehicles per day, supporting exposure for a variety of retail and business activities. The corner configuration and ample land area provide flexibility for both existing operations and future site planning.
Zoned C-3 Commercial, the property allows a wide range of retail and business uses, giving buyers and tenants room to align the site with their operating needs. Whether you are looking for a site to re-purpose the current office space or to reposition the land for a new build, this corner location offers a practical combination of existing improvements, storage support, and a traffic-driven setting.
Key Highlights
- 1.6‑acre commercial property on the corner of Baker Lane and Highway 471 in Brandon, Rankin County
- High‑traffic exposure on Hwy 471 estimated at 8,000–10,000 vehicles per day
- Includes an existing 3,200 SF building with about 2,880 SF of office space
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
—
—
no second resolved use
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
1
Office units
10,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road 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 - Corner commercial land with an existing office building and outbuildings, zoned for a broad mix of retail and business uses.
Where is this office building located?
The property is located at 96 Baker Ln 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: 1.6‑acre commercial property on the corner of Baker Lane and Highway 471 in Brandon, Rankin County; High‑traffic exposure on Hwy 471 estimated at 8,000–10,000 vehicles per day; Includes an existing 3,200 SF building with about 2,880 SF of office space
