Multi-Structure Residential Income
For Sale
$435,000
7041/7047 Kiln Delisle Road, Pass Christian, MS 39571
Commercial Sale, Pass Christian, MS
Property Size2,943 SF
Lot Size1.43 Acres
Price / SF$147.81
Days on Market593
Property Features for 7041/7047 Kiln Delisle Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R1
Subdivision
Metes And Bounds
Standard status
Active
APN
0211-04-008.000
Size
2,943 SF
Lot size
1.43 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
COM NE COR SEC 4 S 915 FT TO S MAR OF KILN-DELISLE RD W 60 FT TO POB N 80 DG W 240 FT S 208 FT S 81 DG E 326 FT N 156 FT W 60 FT N 50 FT TO BEG SEC 4-8-13
Tax Annual Amount
816
Legal Description
COM NE COR SEC 4 S 915 FT TO S MAR OF KILN-DELISLE RD W 60 FT TO POB N 80 DG W 240 FT S 208 FT S 81 DG E 326 FT N 156 FT W 60 FT N 50 FT TO BEG SEC 4-8-13
Utilities
Sewer type
Public Sewer
Building Details
Floors in Building
1
Listing Agency:
Southeast Properties
(228) 276-2760
Listed By:
Amanda Cumberland · License #S48867
(228) 806-5048
Added: Jan 15, 2025
Changed: Aug 26
Last Checked: Aug 31 at 2:06PM
MLS# 4101436
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 offering is a single parcel featuring two separate structures. The first structure is a 2-bedroom, 1-bath home with an open floor plan, a home office nook, and a butler’s pantry/laundry room, along with outdoor space shaded by an oak tree. The second structure is a spacious 3,000-square-foot building that can support a range of residential, commercial, or income-producing uses, depending on how it’s set up.
The property is located at 7041/7047 Kiln Delisle Road in Pass Christian, Mississippi. Public remarks note it is minutes from Gulf Coast beaches and close to downtown Pass Christian, local dining, shopping, fishing, and boating.
With both structures on one lot, the property provides flexibility for an owner-occupant layout or a combination of living and separate operating space. The lot size is 1.43 acres.
The property is located at 7041/7047 Kiln Delisle Road in Pass Christian, Mississippi. Public remarks note it is minutes from Gulf Coast beaches and close to downtown Pass Christian, local dining, shopping, fishing, and boating.
With both structures on one lot, the property provides flexibility for an owner-occupant layout or a combination of living and separate operating space. The lot size is 1.43 acres.
Key Highlights
- Located in Pass Christian with public sewer service
- One parcel with two separate structures, offering flexible residential and other use possibilities
- 2‑bedroom, 1‑bath home with an open floor plan and a home office nook
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
$20,859
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
4.80%
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%
$417,180
$417.2K
Cap Rate 7%
$297,986
$298.0K
Cap Rate 9%
$231,767
$231.8K
Market Conditions
NOI Build-Up for 2,943 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
$37.1K $12.60/SF
− Vacancy
−$3.7K −$1.26/SF
EGI
$33.4K $11.34/SF
− OpEx
−$12.5K −$4.25/SF
NOI
$20.9K $7.09/SF
Area
Harrison County, MS
Vacancy
10.00%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
37.50%
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%
$417,180
Cap Rate 7%
$297,986
Cap Rate 9%
$231,767
Alternative Uses
Best Use
Mixed Use
$298.0K
$260.7K – $347.7K
NOI $20,859 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$235.1K
$205.7K – $274.3K
NOI $16,458 @ 7.0% cap · market cap 3.78%
Theoretical Best
Healthcare Medical
$474.1K
$414.9K – $553.1K
NOI $33,188 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 39571, MS
14,892
Population
6,790
Households
2.2
Avg Household Size
44
Median Age
33%
College-Educated
92%
High-School Grad
86.0 sq mi
ZIP Area
173
Density / Sq Mi
$64,469
Median Household Income
$41,696
Median Earnings
$1,004
Median Rent
$233,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - One parcel with a 2-bedroom, 1-bath home plus a separate 3,000-square-foot building.
Where is this mixed-use property located?
The property is located at 7041/7047 Kiln Delisle Road Pass Christian, MS.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Located in Pass Christian with public sewer service; One parcel with two separate structures, offering flexible residential and other use possibilities; 2‑bedroom, 1‑bath home with an open floor plan and a home office nook
