Operating Hair Salon Retail
For Sale
$239,000
415 Old Pass Road, Long Beach, MS 39560
Commercial Sale, Long Beach, MS
Property Size1,296 SF
Lot Size0.17 Acres
Price / SF$184.41
Days on Market251
Property Features for 415 Old Pass Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Parking features
Off Street
Window features
Blinds
Subdivision
Kohler & Russell
Lot features
Corner Lot, Level, City Lot, Rectangular Lot, Corner Lot, Level, City Lot, Rectangular Lot
Standard status
Active
APN
0612c-03-023.000
Size
1,296 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 9 BLK. 3 KOHLER & RUSSELL
Tax Annual Amount
1253
Legal Description
LOT 9 BLK. 3 KOHLER & RUSSELL
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Floors in Building
1
Flooring type
Vinyl
Roof type
Asphalt
Listing Agency:
Coldwell Banker Alfonso Realty-Lorraine Rd · Coldwell Banker Real Estate
(228) 287-1000
Listed By:
Carl A Larosa · License #S29641
(228) 669-4018
Added: Dec 23, 2025
Changed: Aug 29
Last Checked: Aug 31 at 8:06PM
MLS# 4134473
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 1,296-square-foot retail property on a 0.17-acre lot is configured for an operating hair salon. The interior includes eight styling stations, three hair-washing bowls, six hooded drying chairs, a large reception area, public and employee restrooms, a hospitality room, and a color-mixing dispensary with a washer and dryer. Plumbing is in place for a fourth washing bowl, and the building has new central air-conditioning.
The property is positioned at the corner of West Old Pass Road and 4th Avenue in Long Beach. Off-street parking is available on both sides of the building, with public water and public sewer service. Vinyl flooring and an asphalt roof are also in place.
The property is positioned at the corner of West Old Pass Road and 4th Avenue in Long Beach. Off-street parking is available on both sides of the building, with public water and public sewer service. Vinyl flooring and an asphalt roof are also in place.
Key Highlights
- 1,296 SF retail property on a 0.17‑acre lot
- Eight styling stations, three hair‑washing bowls, and six hooded drying chairs
- Plumbing installed for a fourth hair‑washing bowl
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
$11,654
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
4.88%
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%
$233,080
$233.1K
Cap Rate 7%
$166,486
$166.5K
Cap Rate 9%
$129,489
$129.5K
Market Conditions
NOI Build-Up for 1,296 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
$18.2K $14.04/SF
− Vacancy
−$1.5K −$1.19/SF
EGI
$16.6K $12.85/SF
− OpEx
−$5.0K −$3.85/SF
NOI
$11.7K $8.99/SF
Area
Harrison County, MS
Vacancy
8.50%
Lease Rate
$14.04 /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%
$233,080
Cap Rate 7%
$166,486
Cap Rate 9%
$129,489
Alternative Uses
Best Use
Retail
$166.5K
$145.7K – $194.2K
NOI $11,654 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$208.8K
$182.7K – $243.6K
NOI $14,615 @ 7.0% cap · market cap 6.12%
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
462
Businesses Nearby
14k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 79%
Dining 21%
Dollar General
Shops & Services
7,212 visits/mo
0.3 miles
Chevron
Shops & Services
4,141 visits/mo
0.4 miles
Domino's Pizza
Dining
2,986 visits/mo
0.4 miles
Demographics for 39560, MS
18,611
Population
8,429
Households
2.2
Avg Household Size
41
Median Age
31%
College-Educated
94%
High-School Grad
20.3 sq mi
ZIP Area
917
Density / Sq Mi
$73,090
Median Household Income
$40,000
Median Earnings
$1,196
Median Rent
$210,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Configured with service stations, wash basins, restrooms, and parking at both the front and rear.
Where is this retail space located?
The property is located at 415 Old Pass Road Long Beach, MS.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: 1,296 SF retail property on a 0.17‑acre lot; Eight styling stations, three hair‑washing bowls, and six hooded drying chairs; Plumbing installed for a fourth hair‑washing bowl
