Heritage House Restaurant
For Sale
$890,000
6501 Highway 90, Moss Point, MS 39563
Commercial Sale, Moss Point, MS
Property Size4,699 SF
Lot Size1.48 Acres
Price / SF$189.40
Days on Market159
Property Features for 6501 Highway 90
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
76
Window features
Double Pane Windows
Standard status
Active
APN
2-01-32-270.000
Size
4,699 SF
Lot size
1.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM NEC SEC 32-7-5 S 400.7' TO N ROW HWY 90 SW ON ROW 1938.8' FOR POB SW ON HWY 90 400' NW 250NE 400' SE 250' TO POB DB 1443-419 (266 MAP759.32-01)
Tax Annual Amount
12989
Legal Description
COM NEC SEC 32-7-5 S 400.7' TO N ROW HWY 90 SW ON ROW 1938.8' FOR POB SW ON HWY 90 400' NW 250NE 400' SE 250' TO POB DB 1443-419 (266 MAP759.32-01)
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
2008
Floors in Building
1
Flooring type
Concrete
Building materials
Vinyl Siding
Roof type
Metal
Listing Agency:
Coastal Realty Group
(228) 280-8026
Listed By:
Timothy M Switzer · License #S55496
(228) 224-9933
Added: Apr 1
Changed: Aug 26
Last Checked: Sep 6 at 12:06AM
MLS# 4144654
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 restaurant property includes a 4,699-square-foot building on 1.48 acres. Constructed in 2008, the improvements feature vinyl siding, concrete flooring, and a metal roof. Public water and public sewer serve the property.
The site is positioned at the intersection of Highway 63 and Highway 90 in Moss Point, with the Chevron Pascagoula Refinery located minutes away. The property has operated under the Heritage House name for 30 years, providing an established restaurant setting for continued operation or a new concept.
The site is positioned at the intersection of Highway 63 and Highway 90 in Moss Point, with the Chevron Pascagoula Refinery located minutes away. The property has operated under the Heritage House name for 30 years, providing an established restaurant setting for continued operation or a new concept.
Key Highlights
- 4,699‑square‑foot restaurant building on 1.48 acres
- Located at the intersection of Highway 63 and Highway 90
- Constructed in 2008
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
$69,482
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
7.81%
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%
$1,389,640
$1.4M
Cap Rate 7%
$992,600
$992.6K
Cap Rate 9%
$772,022
$772.0K
Market Conditions
NOI Build-Up for 4,699 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
$100.4K $21.36/SF
− Vacancy
−$7.7K −$1.64/SF
EGI
$92.6K $19.72/SF
− OpEx
−$23.2K −$4.93/SF
NOI
$69.5K $14.79/SF
Area
Jackson County, MS
Vacancy
7.70%
Lease Rate
$21.36 /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%
$1,389,640
Cap Rate 7%
$992,600
Cap Rate 9%
$772,022
Alternative Uses
Best Use
Specialty Retail
$992.6K
$868.5K – $1.16M
NOI $69,482 @ 7.0% cap · market cap 7.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,860 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 39563, MS
12,300
Population
5,717
Households
2.2
Avg Household Size
47
Median Age
15%
College-Educated
86%
High-School Grad
19.9 sq mi
ZIP Area
618
Density / Sq Mi
$46,672
Median Household Income
$30,719
Median Earnings
$1,039
Median Rent
$107,800
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Restaurant property with public water and sewer at the Highway 63 and Highway 90 intersection.
Where is this conventional restaurant located?
The property is located at 6501 Highway 90 Moss Point, MS.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: 4,699‑square‑foot restaurant building on 1.48 acres; Located at the intersection of Highway 63 and Highway 90; Constructed in 2008
