B2-Zoned Office
For Sale
$99,000
2817 Broadmoor Place, Gulfport, MS 39501
Gulfport, MS
Property Size1,120 SF
Lot Size0.40 Acres
Price / SF$88.39
Days on Market18
Property Features for 2817 Broadmoor Place
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2
Standard status
Active
Size
1,120 SF
Lot size
0.40 Acres
Building Details
Year built
1950
Listing Agency:
NextHome Simplicity
(228) 357-5888
Listed By:
Erin Valencia Jermyn · License #50600,PersonLicenseNumber
(228) 236-5691
Added: Aug 13
Changed: Aug 28
Last Checked: Aug 30 at 6:06AM
MLS# 4145059
Copyright © 2026 NextHome, Inc. 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 office property includes 1,120 square feet of existing improvements on a 0.40-acre parcel. Built in 1950, the property carries B2 zoning and can accommodate a range of professional and service-oriented uses identified for the site, including law, real estate, insurance, administrative, counseling, therapy, dental, medical, salon, and daycare operations.
The property is positioned across from Gulfport Central Elementary School, behind a busy gas station, with visibility from Pass Road. The lot provides room for parking and potential expansion, subject to applicable requirements and approvals.
The property is positioned across from Gulfport Central Elementary School, behind a busy gas station, with visibility from Pass Road. The lot provides room for parking and potential expansion, subject to applicable requirements and approvals.
Key Highlights
- 1,120 square feet of existing office improvements
- 0.40‑acre lot with room for parking and potential expansion
- B2 zoning supports professional and service‑oriented uses
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
$8,927
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
9.02%
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%
$178,540
$178.5K
Cap Rate 7%
$127,529
$127.5K
Cap Rate 9%
$99,189
$99.2K
Market Conditions
NOI Build-Up for 1,120 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
$14.5K $12.96/SF
− Vacancy
−$2.6K −$2.33/SF
EGI
$11.9K $10.63/SF
− OpEx
−$3.0K −$2.66/SF
NOI
$8.9K $7.97/SF
Area
Harrison County, MS
Vacancy
18.00%
Lease Rate
$12.96 /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%
$178,540
Cap Rate 7%
$127,529
Cap Rate 9%
$99,189
Alternative Uses
Best Use
Office B
$127.5K
$111.6K – $148.8K
NOI $8,927 @ 7.0% cap · market cap 9.02%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$180.4K
$157.9K – $210.5K
NOI $12,630 @ 7.0% cap · market cap 12.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
395
Businesses Nearby
Explore this area
Business Placement
Demographics for 39501, MS
22,599
Population
10,565
Households
2.1
Avg Household Size
35
Median Age
13%
College-Educated
78%
High-School Grad
14.4 sq mi
ZIP Area
1,569
Density / Sq Mi
$33,491
Median Household Income
$28,522
Median Earnings
$962
Median Rent
$115,300
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Existing office improvements support professional, administrative, and service-oriented business uses.
Where is this office units located?
The property is located at 2817 Broadmoor Place Gulfport, MS.
What is the asking price?
The asking price for this property is $99,000.
What are key features of this property?
This property features: 1,120 square feet of existing office improvements; 0.40‑acre lot with room for parking and potential expansion; B2 zoning supports professional and service‑oriented uses
