Mixed-Use Building with Medical
For Sale
$1,350,000
2556 Marcia Court, Biloxi, MS 39531
Commercial Sale, Biloxi, MS
Property Size8,190 SF
Lot Size0.61 Acres
Price / SF$164.84
Days on Market30
Property Features for 2556 Marcia Court
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
22
Window features
Double Pane Windows
Subdivision
Metes And Bounds
Elementary school
Popps Ferry
Middle school
Biloxi Jr High
High school
Biloxi
Directions
Follow I-10 W to Cedar Lake Rd in Biloxi. Take exit 44 from I-10 W 11 min (13.1 mi) Take Popp's Ferry Rd to your destination 12 min (5.9 mi) 2556 Marcia Ct Biloxi, MS 39531
Standard status
Active
APN
1110f-01-001.109
Size
8,190 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 4 PEOPLES PLAZA SUBD SEC 28-7-10
Tax Annual Amount
13509
Legal Description
LOT 4 PEOPLES PLAZA SUBD SEC 28-7-10
Building Details
Year built
2007
Floors in Building
2
Flooring type
Vinyl
Listing Agency:
Century 21 Busch Realty Group · Century 21 Real Estate
(228) 324-1715
Listed By:
Kacie P Denny · License #S52981
(228) 216-0438
Added: Aug 6
Changed: Aug 29
Last Checked: Sep 4 at 4:06PM
MLS# 4158404
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.
Constructed in 2007, this mixed-use property contains 8,190 square feet across a 0.61-acre site. The ground floor provides 4,094 square feet of medical office space with vinyl flooring and a layout that can be adapted for medical, dental, aesthetics, professional office, or other commercial use.
Three upstairs apartments are each configured with two bedrooms and two bathrooms and are leased to long-term tenants. Unit 201 contains 1,297 square feet, Unit 202 includes 1,502 square feet, and Unit 203 contains 1,297 square feet. The property is located in Biloxi near Edgewater Mall, the Mississippi Gulf Coast Community College Harrison County Campus, and Biloxi Beach.
Three upstairs apartments are each configured with two bedrooms and two bathrooms and are leased to long-term tenants. Unit 201 contains 1,297 square feet, Unit 202 includes 1,502 square feet, and Unit 203 contains 1,297 square feet. The property is located in Biloxi near Edgewater Mall, the Mississippi Gulf Coast Community College Harrison County Campus, and Biloxi Beach.
Key Highlights
- 4,094 SF of first‑floor medical office space
- Three 2‑bedroom, 2‑bath apartments leased to long‑term tenants
- Unit sizes: 1,297 SF, 1,502 SF, and 1,297 SF
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
$92,359
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
6.84%
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%
$1,847,180
$1.8M
Cap Rate 7%
$1,319,414
$1.3M
Cap Rate 9%
$1,026,211
$1.0M
Market Conditions
NOI Build-Up for 8,190 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
$172.0K $21.00/SF
− Vacancy
−$18.1K −$2.21/SF
EGI
$153.9K $18.80/SF
− OpEx
−$61.6K −$7.52/SF
NOI
$92.4K $11.28/SF
Area
Harrison County, MS
Vacancy
10.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,847,180
Cap Rate 7%
$1,319,414
Cap Rate 9%
$1,026,211
Alternative Uses
Best Use
Healthcare Medical
$1.32M
$1.15M – $1.54M
NOI $92,359 @ 7.0% cap · market cap 6.84%
Second Best
Office B
$932.5K
$816.0K – $1.09M
NOI $65,278 @ 7.0% cap · market cap 4.84%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
460
Businesses Nearby
Explore this area
Business Placement
Demographics for 39531, MS
19,965
Population
9,660
Households
2.1
Avg Household Size
36
Median Age
34%
College-Educated
91%
High-School Grad
6.6 sq mi
ZIP Area
3,025
Density / Sq Mi
$54,599
Median Household Income
$37,293
Median Earnings
$1,066
Median Rent
$193,700
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?
Mixed-use property - Two-level property combines adaptable commercial space with three leased apartments.
Where is this mixed-use property located?
The property is located at 2556 Marcia Court Biloxi, MS.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 4,094 SF of first‑floor medical office space; Three 2‑bedroom, 2‑bath apartments leased to long‑term tenants; Unit sizes: 1,297 SF, 1,502 SF, and 1,297 SF
