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    Fully Leased Investment Property Title is generated by Realmo AI

    12450 Shortcut Road, Biloxi, MS 39532

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    For Sale
    $1,455,000

    COMMERCIAL - Biloxi, MS

    Property size:
    14,500 SF
    Lot size:
    1.30 Acres
    Price / SF:
    $100/SF
    Added:
    Jun 9, 2025
    Days on Market:
    349
    Last Refresh:
    May 23 at 3:06 pm

    Property Features for 12450 Shortcut Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    3
    Rooms
    Bathroom 4, Bathroom 3, Bathroom 1, Bathroom 5, Bathroom 2
    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

    Building Details

    Year built
    1997
    Floors in Building
    2

    We can help!

    Listing Contact
    Holly J Gibbs

    Listing agent Holly J Gibbs License #B22047

    Listing office Crescent Sotheby's International 8933 Lorraine Rd Holly Gibbs, Gulfport, MS

    Listing date Jun 9, 2025

    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.

    HighLights

    • 9% cap rate offers a strong and stable investment return.
    • Fully leased with established tenants under multi‑year leases, providing stable income.
    • Excellent road frontage and visibility on Shortcut Road.
    • Convenient access to I‑10 and major commercial routes.
    • Located in a high‑traffic area with strong surrounding demographics.
    • Located in North Biloxi, MS near growing residential and commercial development.

    Overview

    Located on Shortcut Road in North Biloxi, this commercial property presents a prime investment opportunity. The property is fully leased with established tenants under multi-year agreements, ensuring stable income. The property has a 9% cap rate. Situated on a high-traffic corridor, the property benefits from excellent visibility and accessibility. It is located near growing residential and commercial developments and offers convenient access to I-10 and major commercial routes. The property features excellent road frontage. The property is ideal for passive investors seeking cash flow. The lot size is 1.3 acres and the property size is 14,500 square feet.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $1.28M
    NOI $115,571 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.65M
    NOI $115,571 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.31M
    NOI $115,571 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $187.9k $12.96
    − Vacancy −$33.8k −$2.33
    EGI $154.1k $10.63
    − OpEx −$38.5k −$2.66
    NOI $115.6k $7.97
    14,500 SF · lease $12.96/SF/yr · vacancy 18.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $1.65M
    $1.44M – $1.93M (±1% cap)
    NOI $115,571 @ 7.0% cap · market cap 7.94%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Healthcare Medical
    $2.34M
    $2.04M – $2.73M (±1% cap)
    NOI $163,517 @ 7.0% cap · market cap 11.24%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Gulf Coast Rental ... Real Estate Agency Gulf Coast Cabinets ... General Contractor Adonai Contracting Inc General Contractor Ross Marine Propellers Factory Foretich Real Estate Real Estate Agency

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Biloxi
    County
    Harrison
    State
    Mississippi
    Longitude
    -88.972929
    Latitude
    30.468554

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    FAQs

    What type of property is this?
    Office building - Prime commercial property with 100% occupancy and stable income.
    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 $1,455,000.
    What are key features of this property?
    This property features: 9% cap rate offers a strong and stable investment return.; Fully leased with established tenants under multi‑year leases, providing stable income.; Excellent road frontage and visibility on Shortcut Road.
    (228) 697-3714
    We can help!
    Listing Contact
    Holly J Gibbs
    Real Estate License ID: B22047
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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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