Updated Convenience Store with
For Sale
$399,000
16260 Robinson Road, Gulfport, MS 39503
COMMERCIAL - Gulfport, MS
Property Size2,400 SF
Lot Size0.40 Acres
Price / SF$166.25
Days on Market108
Property Features for 16260 Robinson Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
R1
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Parking
5
Subdivision
Metes And Bounds
Lot features
City Lot, City Lot
Standard status
Active
APN
0708b-02-003.001
Size
2,400 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG 8.5 FT N OF SE COR OF NW1/4 OF SEC 5 ON N MAR OF ROBINSON RD W ALONG RD 135 FT N 121.7 FT E 135 FT TO W MAR OF REEVES LN S ALONG RD 121.7 FT TO POB PART OF SE1/4 OF NW1/4 OF SEC 5-7-11
Tax Annual Amount
1409
Legal Description
BEG 8.5 FT N OF SE COR OF NW1/4 OF SEC 5 ON N MAR OF ROBINSON RD W ALONG RD 135 FT N 121.7 FT E 135 FT TO W MAR OF REEVES LN S ALONG RD 121.7 FT TO POB PART OF SE1/4 OF NW1/4 OF SEC 5-7-11
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Flooring type
Tile
Roof type
Shingle
Listing Agency:
Coastal Realty Group
(228) 280-8026
Listed By:
Melinda Calhoun · License #S53425
(228) 265-4766
Added: Apr 27
Changed: Aug 4
Last Checked: Aug 12 at 8:06PM
MLS# 4147383
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 updated convenience store is built around an open-concept interior designed to support customer flow and efficiency. The listing states the property has been fully updated and recently reopened with upgrades. It also includes a fully equipped kitchen intended to support hot food sales, along with coolers, kitchen equipment, furniture, and store merchandise, which the listing notes will convey with the sale.
The property is located at 16260 Robinson Road in Gulfport, Mississippi, in Harrison County. The listing emphasizes the store’s high-traffic positioning and visibility.
With approximately 2,400 square feet of retail space on about 0.4 acres, the property is configured for a convenience-oriented retail format and food service capabilities as supported by the included kitchen equipment and furnishings.
The property is located at 16260 Robinson Road in Gulfport, Mississippi, in Harrison County. The listing emphasizes the store’s high-traffic positioning and visibility.
With approximately 2,400 square feet of retail space on about 0.4 acres, the property is configured for a convenience-oriented retail format and food service capabilities as supported by the included kitchen equipment and furnishings.
Key Highlights
- High‑traffic location with maximum visibility ensures steady foot traffic.
- Inventory conveys, providing immediate revenue generation.
- Fully equipped kitchen enables hot food sales.
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
$26,774
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
6.71%
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%
$535,480
$535.5K
Cap Rate 7%
$382,486
$382.5K
Cap Rate 9%
$297,489
$297.5K
Market Conditions
NOI Build-Up for 2,400 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
$38.3K $15.96/SF
− Vacancy
−$2.6K −$1.09/SF
EGI
$35.7K $14.87/SF
− OpEx
−$8.9K −$3.72/SF
NOI
$26.8K $11.16/SF
Area
Harrison County, MS
Vacancy
6.80%
Lease Rate
$15.96 /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%
$535,480
Cap Rate 7%
$382,486
Cap Rate 9%
$297,489
Alternative Uses
Best Use
Specialty Retail
$382.5K
$334.7K – $446.2K
NOI $26,774 @ 7.0% cap · market cap 6.71%
Second Best
Retail
$308.3K
$269.8K – $359.7K
NOI $21,582 @ 7.0% cap · market cap 5.41%
Theoretical Best
Healthcare Medical
$386.6K
$338.3K – $451.1K
NOI $27,065 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Balanced
Demand for This Use
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 Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Food Giant — 12057 US 49, Gulfport, MS 39503
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Updated convenience store with an open interior layout and fully equipped kitchen, including included coolers and kitchen equipment.
Where is this grocery and convenience store located?
The property is located at 16260 Robinson Road Gulfport, MS.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: High‑traffic location with maximum visibility ensures steady foot traffic.; Inventory conveys, providing immediate revenue generation.; Fully equipped kitchen enables hot food sales.
