Concrete Block Flex
For Sale
$785,000
1111 Bienville Boulevard, Ocean Springs, MS 39564
Commercial Sale, Ocean Springs, MS
Property Size2,512 SF
Lot Size0.39 Acres
Price / SF$312.50
Days on Market38
Property Features for 1111 Bienville Boulevard
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Lot features
City Lot, City Lot
Directions
East of Hwy 609 on north side of Highway next to PJ's coffee,
Standard status
Active
APN
6-01-19-214.000
Size
2,512 SF
Lot size
0.39 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM N/M HWY 90 & E/M AMES AVE N 88*E 124.06' TO POB N 59.96' N 2*W 4.54' N 1*E 161.39' N 88*E75' S 226.94' TO N/M HWY 90 S 88*W 75' TO POB DB 1892-669 (98 MAP784.19-03) 'PER SURVEY'
Tax Annual Amount
3826
Legal Description
COM N/M HWY 90 & E/M AMES AVE N 88*E 124.06' TO POB N 59.96' N 2*W 4.54' N 1*E 161.39' N 88*E75' S 226.94' TO N/M HWY 90 S 88*W 75' TO POB DB 1892-669 (98 MAP784.19-03) 'PER SURVEY'
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1960
Flooring type
Concrete
Listing Agency:
Coldwell Banker Alfonso Realty-Pascag · Coldwell Banker Real Estate
(228) 769-7777
Listed By:
Ricky L Sutherland · License #7843
(228) 217-0087
Added: Jul 28
Changed: Aug 26
Last Checked: Sep 3 at 4:06PM
MLS# 4157364
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.
This 2,512-square-foot flex property at 1111 Bienville Boulevard features a concrete block structure built in 1960. The interior combines an open display area with warehouse space, concrete flooring, and one bathroom, providing a straightforward commercial layout.
The property occupies 0.39 acres along Hwy 90 in Ocean Springs, next to PJ's Coffee. Public water and public sewer serve the site, supporting its existing commercial configuration.
The property occupies 0.39 acres along Hwy 90 in Ocean Springs, next to PJ's Coffee. Public water and public sewer serve the site, supporting its existing commercial configuration.
Key Highlights
- 2,512‑square‑foot flex building on 0.39 acres
- Concrete block construction completed in 1960
- Open interior with display area and warehouse 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
$32,191
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
4.10%
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%
$643,820
$643.8K
Cap Rate 7%
$459,871
$459.9K
Cap Rate 9%
$357,678
$357.7K
Market Conditions
NOI Build-Up for 2,512 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
$53.7K $21.36/SF
− Vacancy
−$4.1K −$1.64/SF
EGI
$49.5K $19.72/SF
− OpEx
−$17.3K −$6.90/SF
NOI
$32.2K $12.81/SF
Area
Jackson County, MS
Vacancy
7.70%
Lease Rate
$21.36 /SF/Yr
Expense Ratio
35.00%
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%
$643,820
Cap Rate 7%
$459,871
Cap Rate 9%
$357,678
Alternative Uses
Best Use
Flex RnD
$459.9K
$402.4K – $536.5K
NOI $32,191 @ 7.0% cap · market cap 4.10%
Second Best
Retail
$427.2K
$373.8K – $498.4K
NOI $29,903 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$686.2K
$600.5K – $800.6K
NOI $48,037 @ 7.0% cap · market cap 6.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,025
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39564, MS
42,539
Population
18,908
Households
2.2
Avg Household Size
39
Median Age
40%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
798
Density / Sq Mi
$77,300
Median Household Income
$43,754
Median Earnings
$1,314
Median Rent
$220,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Eat Drink Love Catering — 701 Bienville Blvd, Ocean Springs, MS 39564
Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial building with display space, warehouse area, and public utilities along Hwy 90.
Where is this flex space located?
The property is located at 1111 Bienville Boulevard Ocean Springs, MS.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: 2,512‑square‑foot flex building on 0.39 acres; Concrete block construction completed in 1960; Open interior with display area and warehouse space
