Office Units with
For Sale
$689,000
12392 Us 49, Gulfport, MS 39503
Commercial Sale, Gulfport, MS
Property Size3,395 SF
Lot Size1.90 Acres
Price / SF$202.95
Days on Market20
Property Features for 12392 Us 49
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Highway Business District
Bathrooms
1
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Subdivision
Metes And Bounds
Lot features
City Lot, Rectangular Lot, City Lot, Rectangular Lot
Standard status
Active
APN
0808d-02-023.000
Size
3,395 SF
Lot size
1.90 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG AT INTER OF S LINE OF NW 1/4 OF NW 1/4 & E LINE OF NEW HWY 49 E ALONG S LINE OF NW 1/4 OF NW 1/4 220 FT S 104.7 FT W
Tax Annual Amount
4849
Legal Description
BEG AT INTER OF S LINE OF NW 1/4 OF NW 1/4 & E LINE OF NEW HWY 49 E ALONG S LINE OF NW 1/4 OF NW 1/4 220 FT S 104.7 FT W
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
covered drive through window
pylon sign
Building Details
Year built
1984
Floors in Building
2
Flooring type
Tile - Ceramic, Carpet
Building materials
Frame
Roof type
Shingle
Listing Agency:
Coldwell Banker Alfonso Realty-Lorraine Rd · Coldwell Banker Real Estate
(228) 287-1000
Listed By:
Sam Ford · License #B4936
(228) 424-8202
Added: Aug 14
Changed: Aug 26
Last Checked: Sep 2 at 4:06AM
MLS# 4159156
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 3,395-square-foot office property sits on 1.9 acres and includes a covered drive-through window, parking at both the front and rear, and two bathrooms. The 1984 building has frame construction, carpet and ceramic tile flooring, a shingle roof, public water, and public sewer. Its configuration and existing features support office, medical, or retail use.
The property fronts 107 feet along Highway 49 in Gulfport, with signage positioned for visibility from the roadway. A two-pylon sign measuring 30–35 feet is included, and the location is reported to receive more than 43,000 passing cars daily. The address is 12392 US 49, Gulfport, MS 39503.
The property fronts 107 feet along Highway 49 in Gulfport, with signage positioned for visibility from the roadway. A two-pylon sign measuring 30–35 feet is included, and the location is reported to receive more than 43,000 passing cars daily. The address is 12392 US 49, Gulfport, MS 39503.
Key Highlights
- 3,395 SF office property on 1.9 acres
- 107' frontage along Highway 49
- Two‑pylon 30–35' sign visible from Highway 49
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
$38,285
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
5.56%
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%
$765,700
$765.7K
Cap Rate 7%
$546,929
$546.9K
Cap Rate 9%
$425,389
$425.4K
Market Conditions
NOI Build-Up for 3,395 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
$71.3K $21.00/SF
− Vacancy
−$7.5K −$2.21/SF
EGI
$63.8K $18.80/SF
− OpEx
−$25.5K −$7.52/SF
NOI
$38.3K $11.28/SF
Area
Harrison County, MS
Vacancy
10.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
40.00%
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%
$765,700
Cap Rate 7%
$546,929
Cap Rate 9%
$425,389
Alternative Uses
Best Use
Healthcare Medical
$546.9K
$478.6K – $638.1K
NOI $38,285 @ 7.0% cap · market cap 5.56%
Second Best
Office B
$386.6K
$338.3K – $451.0K
NOI $27,060 @ 7.0% cap · market cap 3.93%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
43,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
445
Businesses Nearby
Explore this area
Business Placement
Demographics for 39503, MS
53,643
Population
22,533
Households
2.4
Avg Household Size
37
Median Age
24%
College-Educated
92%
High-School Grad
114.3 sq mi
ZIP Area
469
Density / Sq Mi
$61,298
Median Household Income
$36,241
Median Earnings
$1,087
Median Rent
$193,000
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 units - The property offers front and rear parking, highway-facing signage, and a covered drive-through window for office, medical, or retail use.
Where is this office units located?
The property is located at 12392 Us 49 Gulfport, MS.
What is the asking price?
The asking price for this property is $689,000.
What are key features of this property?
This property features: 3,395 SF office property on 1.9 acres; 107' frontage along Highway 49; Two‑pylon 30–35' sign visible from Highway 49
