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    1720 Pass Road Gulfport, MS 39501

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    For Sale
    $1,300,000

    COMMERCIAL - Gulfport, MS

    Type:Retail
    Property size:
    14,000 SF
    Lot size:
    0.53 Acres
    Price / SF:
    $92/SF
    Added:
    Apr 3, 2024
    Days on Market:
    753
    Last Refresh:
    Apr 25 at 8:06 pm

    Property Features for 1720 Pass Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Standard status
    Active
    APN
    0811b-05-036.000
    Size
    14,000 SF
    Lot size
    0.53 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    LOTS 15 TO 20 INC BLK 19 ARLINGTON HEIGHTS ADD
    Tax Annual Amount
    8218

    Building Details

    Year built
    2016
    Floors in Building
    2
    Flooring type
    Concrete

    We can help!

    Listing Contact
    Janice M Ferguson

    Listing agent Janice M Ferguson License #S59571

    Listing office Epique 520 E Pass Rd Ste L, Hattiesburg, MS

    Listing date Apr 3, 2024

    MLS# 4075519

    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.

    Overview

    Gulfport Mixed-Use Commercial Property

    Located in the Gulfport Business District, this mixed-use commercial property offers over 14,000 square feet of space suitable for retail, professional offices, or creative ventures. Constructed in 2016, the property was initially built for a bridal and formal retail business, but its potential uses are limitless. The property is situated on Pass Road, providing convenient access to beaches, downtown, and major highways. It is located approximately 1-2 miles from the Port of Gulfport and the Mississippi Gulf Coast Beachfront. The layout includes an open showroom, private suites, and rooms suitable for meetings or focused work. A drive-through window enhances customer access or could be used for a coffee shop. Hidden offices offer space for operations and planning away from the main floor. Upstairs, there is a catwalk display area and attic storage with washer and dryer hookups. The property is situated on a 0.53-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Paper Moon (Bike/Boat/Book/etc) Store Lisa's Nail & Spa Nail Salon Bridal and Formal Boutique ... Clothing & Fashion Store Back On the Rack Upscale ... Discount Store Salon Le' Reve Hair Salon

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Gulfport
    County
    Harrison
    State
    Mississippi
    Longitude
    -89.083292
    Latitude
    30.380692

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    FAQs

    What type of property is this?
    Retail space - Versatile 14,000+ sq ft property in Gulfport Business District.
    Where is this retail space located?
    The property is located at 1720 Pass Road Gulfport, MS.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: Over 14,000 sq ft of mixed‑use space offering endless opportunities.; Prime location on Pass Road in the Gulfport Business District, with quick access to beaches, downtown, and major highways.; Built in 2016, the property is relatively new and modern.
    (228) 224-1515
    We can help!
    Listing Contact
    Janice M Ferguson
    Real Estate License ID: S59571
    Learn More
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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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