Office Building with Detached
For Sale
$175,000
14121 Dedeaux Road, Gulfport, MS 39503
Commercial Sale, Gulfport, MS
Property Size2,608 SF
Lot Size4.60 Acres
Price / SF$67.10
Days on Market109
Property Features for 14121 Dedeaux Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Business
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bathroom 3
Subdivision
Pecan Grove
Lot features
Irregular Lot, City Lot, Irregular Lot, City Lot
Standard status
Active
APN
0808p-01-008.000
Size
2,608 SF
Lot size
4.60 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
4.6 AC(C) BEG 101.9 FT E OF INTER OF W LINE OF NE 1/4 OF SE 1/4 OF SEC 10 & S MAR OF DEDEAUX RD E 78.1 FT ALONG RD S 1269.8 FT W 180 FT N N 1014.1 FT E 101.9 FT N 241.4 FT TO POB PART OF NE 1/4 OF SE 1/4 OF SEC 10-7-11
Tax Annual Amount
2355
Legal Description
4.6 AC(C) BEG 101.9 FT E OF INTER OF W LINE OF NE 1/4 OF SE 1/4 OF SEC 10 & S MAR OF DEDEAUX RD E 78.1 FT ALONG RD S 1269.8 FT W 180 FT N N 1014.1 FT E 101.9 FT N 241.4 FT TO POB PART OF NE 1/4 OF SE 1/4 OF SEC 10-7-11
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
double car attached garage
roll up door
covered workspace
signage
Building Details
Year built
1957
Floors in Building
1
Roof type
Asphalt
Listing Agency:
RE/MAX Choice Properties · RE/MAX International
(228) 896-3033
Listed By:
Terry C Medley · License #B21384
(228) 229-6954
Added: May 14
Changed: Aug 26
Last Checked: Aug 30 at 10:06PM
MLS# 4149515
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.
The property includes a 2,608-square-foot office building constructed in 1957. Its interior contains three offices and three bathrooms, with a double-car attached garage. A separate 768-square-foot metal building adds a roll-up door and covered workspace at the rear. Signage transfers with the property. The improvements require substantial work and are described as a fixer, providing a property in need of significant rehabilitation.
The 4.6-acre site is positioned on Dedeaux Road, a short drive from Highway 49 in Gulfport. Public water and public sewer serve the property. The detached structure and attached garage provide additional enclosed and covered work areas, while the prior use was a tire shop.
The 4.6-acre site is positioned on Dedeaux Road, a short drive from Highway 49 in Gulfport. Public water and public sewer serve the property. The detached structure and attached garage provide additional enclosed and covered work areas, while the prior use was a tire shop.
Key Highlights
- 4.6‑acre commercial site on Dedeaux Road in Gulfport
- 2,608 SF office building with three offices and three bathrooms
- 768 SF detached metal building with roll‑up door and covered rear workspace
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
$13,029
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
7.45%
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%
$260,580
$260.6K
Cap Rate 7%
$186,129
$186.1K
Cap Rate 9%
$144,767
$144.8K
Market Conditions
NOI Build-Up for 2,608 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
$20.3K $7.80/SF
− Vacancy
−$1.7K −$0.66/SF
EGI
$18.6K $7.14/SF
− OpEx
−$5.6K −$2.14/SF
NOI
$13.0K $5.00/SF
Area
Harrison County, MS
Vacancy
8.50%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
30.00%
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%
$260,580
Cap Rate 7%
$186,129
Cap Rate 9%
$144,767
Alternative Uses
Best Use
Retail
$335.0K
$293.2K – $390.9K
NOI $23,453 @ 7.0% cap · market cap 13.40%
Second Best
Office B
$297.0K
$259.8K – $346.5K
NOI $20,787 @ 7.0% cap · market cap 11.88%
Theoretical Best
Healthcare Medical
$420.1K
$367.6K – $490.2K
NOI $29,410 @ 7.0% cap · market cap 16.81%
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
220
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 - Office improvements sit on a sizable commercial tract with public water and sewer service.
Where is this office units located?
The property is located at 14121 Dedeaux Road Gulfport, MS.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 4.6‑acre commercial site on Dedeaux Road in Gulfport; 2,608 SF office building with three offices and three bathrooms; 768 SF detached metal building with roll‑up door and covered rear workspace
