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    Property profile & analytics

    422 Riverwind Dr Pearl, MS 39208

    • Retail space
    • 33,494 SF
    • 2.53 lot acres
    For Sale
    View listing
    $3,695,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US50-0301768
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Retail space

    Property Details for 422 Riverwind Dr

    Year built
    1999
    Lot size
    2.53 lot acres
    Property size
    33,494 SF
    Property type
    Retail space
    APN
    E08E000023 00090
    APU
    E08E00002300090

    Description

    This exceptional retail property, located at 422 Riverwind Dr, Pearl, MS 39208, presents a compelling investment opportunity. The 33,610 square foot building, constructed in 2000 and renovated in 2022, sits on a 3.1-acre lot and boasts a prime location with excellent visibility from Interstate 20, near the Pearson Road interchange. Currently housing four tenants, including Launch Trampoline (vacating upon sale), C Spire Wireless, Rockin’ Nutrition, and High Cotton Wellness, the property offers a unique blend of existing income and redevelopment potential. The three remaining tenants occupy approximately 6,000 square feet and generate a combined gross monthly rent of just under $11,000. The building's strategic location benefits from proximity to major retailers such as Bass Pro Shops, Sam's Club, and Cinemark Tinseltown, as well as numerous hotels and restaurants. This presents a strong owner-user opportunity for a business requiring approximately 26,621 square feet, or an investor can capitalize on the existing tenants and lease the vacant space to a new tenant. The property is zoned for commercial use and features a single-story building with a gross lease type and multi-tenancy structure. The current occupancy rate is 20%. This is a rare chance to acquire a well-situated retail property with significant upside potential in a thriving Mississippi market.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $4,218,000
      Market price range: $1.36M - $4.22M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $2,890,000
      Current use
      RESTAURANT
      $3,810,000
      Change: +32% Conversion: Easy
      COMMERCIAL (GENERAL)
      $2,960,000
      Change: +3% Conversion: Easy
      AUTO REPAIR, GARAGE
      $2,840,000
      Change: -2% Conversion: Difficult
      MEDICAL BUILDING
      $2,680,000
      Change: -7% Conversion: Difficult
      OFFICE BUILDING
      $2,640,000
      Change: -9% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Pearl
    County
    Rankin
    State
    Mississippi
    Longitude
    -90.139
    Latitude
    32.2666
    CBSA code
    27140
    CBSA name
    JACKSON, MS METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2019
    $42,000
    $0.00
    $0.00
    $362,138
    -
    $827,530
    $1,586,720
    $2,414,250

    Comparable in this City

    • Value Estimation
      $4,550,000
      46,450 SF

      312 Airport S Rd

      RETAIL STORES (PERSONAL SERVICES) • 46,450 SF
      312 Airport S Rd, Pearl, MS 39208-6649
      View Details
    • Value Estimation
      $1,080,000
      8,592 SF

      4998 Hwy 80th E

      RETAIL STORES (PERSONAL SERVICES) • 8,592 SF
      4998 Hwy 80th E, Pearl, MS 39208-4222
      View Details
    • Value Estimation
      $1,155,000
      9,151 SF

      3043 Greenfield Rd

      RETAIL STORES (PERSONAL SERVICES) • 9,151 SF
      3043 Greenfield Rd, Pearl, MS 39208-8712
      View Details
    • Value Estimation by Request
      755 SF

      2540 Hwy 468

      RETAIL STORES (PERSONAL SERVICES) • 755 SF
      2540 Hwy 468, Pearl, MS 39208-9403
      View Details
    • Value Estimation by Request
      1,220 SF

      3190 Service Dr

      RETAIL STORES (PERSONAL SERVICES) • 1,220 SF
      3190 Service Dr, Pearl, MS 39208
      View Details
    • Value Estimation by Request
      2,130 SF

      610 Pearson Rd

      RETAIL STORES (PERSONAL SERVICES) • 2,130 SF
      610 Pearson Rd, Pearl, MS 39208-5907
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      3,045 SF

      Pearl Restaurant Space - 3045 SF

      Prime Retail Location, Vacant, High Visibility
      300 Riverwind Dr, Pearl, MS 39208
      View Details
    • $161,000
      1,020 SF

      Retail/Office Condo in Pearl, MS

      Retail/office condo in Pearl/Brandon area, close to I-20.
      401 Cross Park Dr, Pearl, MS 39208
      View Details
    • $380,000
      9.10 Acres

      Highway 80 Commercial Land Opportunity

      9+ acres of C-2 zoned land with remodeled house.
      5447 Highway 80, Jackson, MS 39208
      View Details
    • $3,695,000
      33,610 SF

      Pearl, MS Retail Investment Opportunity

      High-traffic retail building, great potential.
      422 Riverwind Dr, Pearl, MS 39208
      View Details
    • $240,000
      3,344 SF

      Flex/Retail Space Near Interstate

      3,344 SF flex/retail space in high-traffic area.
      307 South Pearson Rd, Pearl, MS 39208
      View Details
    • Contact for pricing
      10,867 SF

      Freestanding Building in Pearl, MS

      10,867 SF retail building on 1.92 AC for sale.
      436 Riverwind Dr, Pearl, MS 39208
      View Details

    Similar Nearby for Lease

    • $9 SF/Yr
      9,728 SF

      Freestanding Building on Highway 80

      9,728 SF freestanding building with high visibility and easy access.
      5002 S 80, Pearl, MS 39208
      View Details
    • $14 SF/Yr
      87,578 SF

      McLaurin Mart Retail Space

      Prime Pearl, MS retail space available.
      3141 Us-80, Pearl, MS 39208
      View Details
    • Contact for pricing
      3,045 SF

      Pearl Restaurant Space - 3045 SF

      Prime Retail Location, High Visibility
      300 Riverwind Dr, Pearl, MS 39208
      View Details
    • $8,500 /Mo
      3,393 SF

      Restaurant/Retail Building in Pearl

      High-visibility building suitable for restaurant or retail conversion.
      127 S Pearson Rd, Pearl, MS 39208
      View Details
    • $8,500 /Mo
      3,494 SF

      Pearl, MS Commercial Property

      Prime retail/fast food location with drive-thru and outdoor seating.
      127 S Pearson Rd, Pearl, MS 39208
      View Details
    • $5 SF/Yr
      175,000 SF

      Rankin County Industrial Space

      175,000 SF Warehouse, Refrigerated Space Available
      1125 Weems St, Pearl, MS 39208
      View Details
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    Pearl, MS 39208
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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