Drive-Through Restaurant
For Sale
$1,200,000
1407 Bienville Boulevard, Ocean Springs, MS 39564
Commercial Sale, Ocean Springs, MS
Property Size2,940 SF
Lot Size0.64 Acres
Price / SF$408.16
Days on Market45
Property Features for 1407 Bienville Boulevard
General Information
Property type
Commercial Sale
Property subtype
Retail
Lot features
Cleared, City Lot, Fenced, Cleared, City Lot, Fenced
Standard status
Active
APN
6-01-19-270.050
Size
2,940 SF
Lot size
0.64 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM NEC SW1/4 SE1/4 S 105' FOR POB S 86DEG W 110' S 161' E 10' S 59' TO N/M HWY 90 E 126' N 177.5' N 88 DEG W 25' N 47.3' TO POB DB 1885-596;600&603 (262 MAP784.19-04)
Tax Annual Amount
8433
Legal Description
COM NEC SW1/4 SE1/4 S 105' FOR POB S 86DEG W 110' S 161' E 10' S 59' TO N/M HWY 90 E 126' N 177.5' N 88 DEG W 25' N 47.3' TO POB DB 1885-596;600&603 (262 MAP784.19-04)
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1980
Floors in Building
1
Listing Agency:
Weichert Realtors Gulf Properties
(228) 400-4853
Listed By:
Lynn Y Wade · License #B18060
(228) 297-9911
Added: Jul 16
Changed: Aug 26
Last Checked: Aug 29 at 3:06AM
MLS# 4156058
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.
Located at 1407 Bienville Boulevard in Ocean Springs, this 2,940-square-foot commercial building is configured for drive-through restaurant operations. The property includes a separate kitchen for drive-through service, two existing hood openings in the roof, and a 1,500-gallon grease trap. Plumbing and electrical systems have been updated, supporting a modernized food-service setup.
The 0.64-acre property fronts a heavily traveled commercial corridor with approximately 40,000 vehicles passing daily. Its Ocean Springs setting places the building within reach of residential areas, industrial employers, casino visitors, commuters, and downtown patrons. Public water and public sewer serve the site, and the building was constructed in 1980.
The 0.64-acre property fronts a heavily traveled commercial corridor with approximately 40,000 vehicles passing daily. Its Ocean Springs setting places the building within reach of residential areas, industrial employers, casino visitors, commuters, and downtown patrons. Public water and public sewer serve the site, and the building was constructed in 1980.
Key Highlights
- 2,940‑square‑foot restaurant building on a 0.64‑acre site
- Dedicated kitchen designed for drive‑through operations
- Two existing hood openings installed in the roof
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
$43,472
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
3.62%
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%
$869,440
$869.4K
Cap Rate 7%
$621,029
$621.0K
Cap Rate 9%
$483,022
$483.0K
Market Conditions
NOI Build-Up for 2,940 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
$62.8K $21.36/SF
− Vacancy
−$4.8K −$1.64/SF
EGI
$58.0K $19.72/SF
− OpEx
−$14.5K −$4.93/SF
NOI
$43.5K $14.79/SF
Area
Jackson County, MS
Vacancy
7.70%
Lease Rate
$21.36 /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%
$869,440
Cap Rate 7%
$621,029
Cap Rate 9%
$483,022
Alternative Uses
Best Use
Specialty Retail
$621.0K
$543.4K – $724.5K
NOI $43,472 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$803.2K
$702.8K – $937.0K
NOI $56,222 @ 7.0% cap · market cap 4.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40,000 VPD
Traffic count
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
1,140
Businesses Nearby
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Drive through restaurant - Updated food-service building with dedicated drive-through kitchen and existing hood openings.
Where is this drive through restaurant located?
The property is located at 1407 Bienville Boulevard Ocean Springs, MS.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2,940‑square‑foot restaurant building on a 0.64‑acre site; Dedicated kitchen designed for drive‑through operations; Two existing hood openings installed in the roof
