Fully Leased Office
For Sale
$1,400,000
12450 Shortcut Road, Biloxi, MS 39532
Commercial Sale, Biloxi, MS
Property Size14,500 SF
Lot Size1.30 Acres
Price / SF$96.55
Days on Market463
Property Features for 12450 Shortcut Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
3
Full bathrooms
1
Half bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 5
Standard status
Active
APN
1108a-03-010.001
Size
14,500 SF
Lot size
1.30 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
1.3 AC(C) COM AT NW COR OF NE 1/4 OF NE 1/4 OF SEC 3 ON W MAR OF JIM BYRD RD S ALONG RD 637.5 FT TO SLY MAR OF WOOLMARKET RD WLY ALONG RD 280.1 FT S 10 DG E 214.3 FT TO POB S 65 DG W 68.9 FT S 24 DG W 9.5 FT S 62 DG W 162.3 FT TO ELY MAR OF CUTOFF RD A/K/A SHORT CUT RD SELY ALONG RD 421 FT N 10 DG W 562.7 FT TO POB PART OF W 1/2 OF NE 1/4 OF SEC 3-7-10
Tax Annual Amount
9081
Legal Description
1.3 AC(C) COM AT NW COR OF NE 1/4 OF NE 1/4 OF SEC 3 ON W MAR OF JIM BYRD RD S ALONG RD 637.5 FT TO SLY MAR OF WOOLMARKET RD WLY ALONG RD 280.1 FT S 10 DG E 214.3 FT TO POB S 65 DG W 68.9 FT S 24 DG W 9.5 FT S 62 DG W 162.3 FT TO ELY MAR OF CUTOFF RD A/K/A SHORT CUT RD SELY ALONG RD 421 FT N 10 DG W 562.7 FT TO POB PART OF W 1/2 OF NE 1/4 OF SEC 3-7-10
Building Details
Year built
1997
Floors in Building
2
Listing Agency:
Crescent Sotheby's International · Sotheby's International Realty
(985) 345-6802
Listed By:
Holly J Gibbs · License #B22047
(228) 697-3714
Added: Jun 9, 2025
Changed: Sep 12
Last Checked: Sep 14 at 7:06AM
MLS# 4115760
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 office building contains 14,500 square feet on a 1.3-acre parcel and was completed in 1997. The property is fully leased, with 100% occupancy and tenant agreements extending across multiple years. Five bathrooms are identified within the building, which is classified as an office building for listing purposes.
Located at 12450 Shortcut Road in Biloxi, the property offers access to I-10 and is positioned along a corridor described as having high traffic and strong visibility. The surrounding area includes residential and commercial development. The asset carries a 9% cap rate and provides an established office leasing profile in Harrison County.
Located at 12450 Shortcut Road in Biloxi, the property offers access to I-10 and is positioned along a corridor described as having high traffic and strong visibility. The surrounding area includes residential and commercial development. The asset carries a 9% cap rate and provides an established office leasing profile in Harrison County.
Key Highlights
- 14,500‑square‑foot office building on 1.3 acres
- 100% occupancy with multi‑year tenant agreements
- 9% cap rate
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
$115,571
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
8.26%
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%
$2,311,420
$2.3M
Cap Rate 7%
$1,651,014
$1.7M
Cap Rate 9%
$1,284,122
$1.3M
Market Conditions
NOI Build-Up for 14,500 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
$187.9K $12.96/SF
− Vacancy
−$33.8K −$2.33/SF
EGI
$154.1K $10.63/SF
− OpEx
−$38.5K −$2.66/SF
NOI
$115.6K $7.97/SF
Area
Harrison County, MS
Vacancy
18.00%
Lease Rate
$12.96 /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%
$2,311,420
Cap Rate 7%
$1,651,014
Cap Rate 9%
$1,284,122
Alternative Uses
Best Use
Office B
$1.65M
$1.44M – $1.93M
NOI $115,571 @ 7.0% cap · market cap 8.26%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$2.34M
$2.04M – $2.73M
NOI $163,517 @ 7.0% cap · market cap 11.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 39532, MS
34,348
Population
15,466
Households
2.2
Avg Household Size
39
Median Age
26%
College-Educated
86%
High-School Grad
82.2 sq mi
ZIP Area
418
Density / Sq Mi
$65,892
Median Household Income
$40,751
Median Earnings
$1,098
Median Rent
$227,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Multi-year leases support continuous occupancy across the office property.
Where is this office building located?
The property is located at 12450 Shortcut Road Biloxi, MS.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 14,500‑square‑foot office building on 1.3 acres; 100% occupancy with multi‑year tenant agreements; 9% cap rate
