![[DEMO] Building elevation from the parkway](demo/listings/2465-lakeland-dr-flowood-ms-39232-1-800.png)
6 photos$2,150,000
2465 Lakeland Dr
Flowood, MS 39232
1.64 acres
31 days on marketModerate flood riskMLS MSD-260128
Commercial
Commercial property, underwritten before it is sold to you
Office, retail, industrial, multifamily, land and hospitality across the Jackson metro and the Mississippi Gulf Coast. We start with what the numbers say, then we go find the building — including the two-thirds of it that never reaches the MLS.
On the market now
Bedford commercial listings for sale
Everything Bedford holds or has access to through the Mississippi MLS, updated through the day.
- 6 photos
![[DEMO] Building elevation from the parkway](demo/listings/1052-highland-colony-pkwy-ridgeland-ms-39157-1-800.png)
6 photos$3,450,000
1052 Highland Colony Pkwy
Ridgeland, MS 39157
2.31 acres
44 days on marketMinimal flood riskMLS MSD-260127![[DEMO] Building elevation from the parkway](demo/listings/1220-metro-pkwy-jackson-ms-39209-1-800.png)
6 photos$1,890,000
1220 Metro Pkwy
Jackson, MS 39209
4.85 acres
67 days on marketMinimal flood riskMLS MSD-260129
On the market now
Available for lease
![[DEMO] Building elevation from the parkway](demo/listings/121-grandview-blvd-suite-200-madison-ms-39110-1-800.png)
5 photos$23/sq ft/yr
121 Grandview Blvd #Suite 200
Madison, MS 39110
52 days on marketMinimal flood riskMLS MSD-260130
National inventory
The MLS is not the whole market
Most institutionally-marketed Mississippi commercial property is listed on LoopNet or Crexi and nowhere else. Bedford builds the correct search on both, tells you plainly that you are leaving this site, and represents you on anything you find.
Open the national searchThe numbers
Cap rate and NOI, without the hand-waving
Net operating income
Effective gross income minus operating expenses. Effective gross income is gross scheduled rent, less vacancy and credit loss, plus reimbursements and other income. Operating expenses are taxes, insurance, utilities you pay, maintenance, management and replacement reserves.
NOI is before debt service, income tax and capital expenditure. Two sellers can quote the same NOI and mean two different things — one of them left the reserve line at zero.
NOI = (gross rent − vacancy + other income) − operating expenses
Cap rate
NOI divided by price. A $90,000 NOI on a $1.2 million purchase is 7.5%. It is the unleveraged yield, which makes it a comparison tool between buildings, not a prediction of your return — your return depends on your debt.
Run it against the price you are actually paying. A cap rate calculated on an asking price is a marketing statistic.
Cap rate = NOI ÷ purchase price · Value = NOI ÷ target cap rate
Open the calculatorThe metro, submarket by submarket
Where the Jackson metro actually differs
Six submarkets, six sets of rules. The distance from Highland Colony Parkway to downtown Jackson is eleven miles and about two different economies.
Ridgeland — Highland Colony
The metro’s Class A office spine, plus Renaissance at Colony Park anchoring upper-end retail. Lowest office vacancy in the metro and the highest rents; tenant concessions are thin here and buildings trade rarely.
Madison — Highway 51 and Grandview
Tightly controlled design standards, strong household incomes, medical and professional users. Development is slower and more expensive to entitle here than anywhere else in the metro, which is precisely why occupancy holds.
Jackson — CBD, Fondren, County Line
The only downtown in the state, with state government, two hospital systems and the deepest stock of older buildings. Value is in adaptive reuse and in owner-occupier purchases at replacement cost well below construction cost.
Flowood and Pearl — Lakeland and Airport Road
Rankin County’s medical corridor along Lakeland Drive and the metro’s most active industrial belt around Airport Road. Faster permitting than Hinds County and the most active new construction.
Brandon — Highway 80 and Old Fannin
Retail following rooftops east. Newer inline centers and pad sites, with demand driven by the Rankin County school district rather than by employment.
Gulfport and Biloxi
Port logistics, Highway 49 and Highway 90 retail, and casino-adjacent hospitality. A different insurance market entirely — wind and flood are underwriting lines, not afterthoughts.
By asset class
Each of these is a different business
Tenants and buyers
Tenant representation
The listing broker works for the landlord. That is not a criticism, it is the agreement they signed. Bedford sits on your side of the table: we survey the whole market rather than one portfolio, we run the occupancy-cost arithmetic across every option, and we negotiate the clauses that cost money three years from now — CAM caps, holdover rate, assignment rights, restoration obligations.
How tenant rep worksOwners and landlords
Landlord services
Leasing, marketing, tenant credit review and lease administration for owners of single buildings up to small portfolios. We will tell you when your asking rate is wrong, what a concession package actually costs you over the term, and whether the tenant in front of you can pay for five years.
What we do for ownersSection 1031
The two clocks that end most exchanges
A 1031 exchange defers capital gains tax when you sell investment property and reinvest in like-kind investment property. Since 2018 it applies to real property only — equipment and personal property no longer qualify.
You have 45 days from the closing of the property you sold to identify replacement property in writing, and 180 days from that same closing to complete the purchase. Both clocks start on the same day and run together. Neither can be extended, and weekends and holidays count.
You must engage a qualified intermediary before closing on the sale. If the proceeds touch your account, the exchange is dead — there is no fix after the fact.
The full 1031 timeline
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Get the insurance number before you underwrite the deal
Commercial property insurance in Mississippi has repriced hard, and wind, hail and flood are three separate questions. An insurance line carried over from the seller’s expiring policy is the most common reason a pro-forma NOI is wrong.
Get Instant Insurance Quote
What Mississippi actually requiresPowered by Continental Brokers Inc.. Bedford Realty is not an insurance agency.
Insurance products are offered and placed by Continental Brokers Inc., an independent insurance agency. Bedford Realty, LLC is not an insurance agency, does not sell insurance, and receives no commission on policies placed. Coverage is subject to underwriting approval, policy terms, conditions and exclusions.
FAQ
Commercial questions, answered plainly
Why does Bedford link out to LoopNet and Crexi?
Because a large share of Mississippi commercial inventory is marketed on national platforms and never enters the MLS. Pretending our search is complete would waste your time. We build the correct search on those sites for you, and we represent you as the buyer or tenant on anything you find there — in most cases paid by the seller or landlord.
What is a cap rate, in one sentence?
Net operating income divided by purchase price: a $90,000 NOI on a $1.2 million building is a 7.5% cap rate. It is a yield on an unleveraged purchase, which is why two buildings with the same cap rate and different debt behave completely differently.
What counts as net operating income?
Effective gross income minus operating expenses — before debt service, before income tax and before capital expenditure. Replacement reserves belong in operating expenses even though many pro-formas quietly leave them out, which is the most common way a seller inflates NOI.
Do I pay Bedford as a commercial tenant or buyer?
In nearly every commercial transaction in this market the landlord or seller pays both sides of the commission from the same budget, whether or not you are represented. Choosing to negotiate alone does not put that money back in your pocket. Where a fee arrangement is different, we tell you in writing before you spend any time.
How long does a 1031 exchange give me?
Forty-five calendar days from closing on the relinquished property to identify replacement property in writing, and 180 days from that same closing to complete the purchase. Both clocks run at the same time — the 180 days does not start after the 45. Neither can be extended, and weekends and holidays count.
Does Bedford handle commercial property management?
Yes. Bedford runs its own management operation, and we will quote leasing and management separately so you can judge each on its own merits rather than being told they come together.
Start with a conversation
Tell us the requirement, not the address
Most commercial searches start with the wrong building. Tell us what the business needs to do — headcount, ceiling height, drive time, the date you must be operating — and we will work backwards to the property. 601-707-6535 reaches a person.