Three-Story Mixed-Use
For Sale
$1,900,000
713 Howard Avenue, Biloxi, MS 39530
Commercial Sale, Biloxi, MS
Property Size18,000 SF
Lot Size0.16 Acres
Price / SF$105.56
Days on Market177
Property Features for 713 Howard Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Downtown
Window features
Aluminum Frames
Subdivision
Metes And Bounds
Lot features
Corner Lot, Level, City Lot, Near Beach, Corner Lot, Level, City Lot, Near Beach
Elementary school
Biloxi Upper
Middle school
Biloxi Jr High
High school
Biloxi
Standard status
Active
APN
1410k-03-055.000
Size
18,000 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 80 FT ON HOWARD AVE. BY 86 FT S BY BRADFORD E BY MAIN ST. N BY HOWARD AVE W BY MAVAR SEC BLK 102
Tax Annual Amount
4185
Legal Description
LOT 80 FT ON HOWARD AVE. BY 86 FT S BY BRADFORD E BY MAIN ST. N BY HOWARD AVE W BY MAVAR SEC BLK 102
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1911
Floors in Building
3
Flooring type
Vinyl
Roof type
Rubber
Listing Agency:
Landmark Properties-Wheeler & Assoc., Inc.
(228) 435-4255
Listed By:
Jim Wheeler · License #B14811
(228) 209-3765
Added: Mar 16
Changed: Aug 29
Last Checked: Sep 8 at 4:06PM
MLS# 4142624
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 three-story mixed-use property contains 18,000 square feet on a 0.16-acre site in Biloxi’s historic downtown district. The first level is divided into two leased units, while the second and third floors are occupied by the owner. That arrangement creates a combination of existing commercial occupancy and owner-use space within one building.
Constructed in 1911, the property features vinyl flooring, a rubber roof, cable availability, public water, and public sewer. Located at 713 Howard Avenue in Biloxi, the building offers a downtown setting for continued mixed-use occupancy or future repositioning of the upper floors, subject to applicable approvals.
Constructed in 1911, the property features vinyl flooring, a rubber roof, cable availability, public water, and public sewer. Located at 713 Howard Avenue in Biloxi, the building offers a downtown setting for continued mixed-use occupancy or future repositioning of the upper floors, subject to applicable approvals.
Key Highlights
- 18,000‑square‑foot three‑story mixed‑use building
- 0.16‑acre site at 713 Howard Avenue, Biloxi, MS 39530
- Built in 1911
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
$127,575
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
6.71%
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%
$2,551,500
$2.6M
Cap Rate 7%
$1,822,500
$1.8M
Cap Rate 9%
$1,417,500
$1.4M
Market Conditions
NOI Build-Up for 18,000 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
$226.8K $12.60/SF
− Vacancy
−$22.7K −$1.26/SF
EGI
$204.1K $11.34/SF
− OpEx
−$76.5K −$4.25/SF
NOI
$127.6K $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%
$2,551,500
Cap Rate 7%
$1,822,500
Cap Rate 9%
$1,417,500
Alternative Uses
Best Use
Mixed Use
$1.82M
$1.59M – $2.13M
NOI $127,575 @ 7.0% cap · market cap 6.71%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$2.90M
$2.54M – $3.38M
NOI $202,986 @ 7.0% cap · market cap 10.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,047
Businesses Nearby
Explore this area
Business Placement
Demographics for 39530, MS
8,392
Population
4,533
Households
1.9
Avg Household Size
41
Median Age
18%
College-Educated
82%
High-School Grad
4.5 sq mi
ZIP Area
1,865
Density / Sq Mi
$39,755
Median Household Income
$26,222
Median Earnings
$821
Median Rent
$149,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic downtown property with leased ground-floor units and owner-occupied upper levels.
Where is this mixed-use property located?
The property is located at 713 Howard Avenue Biloxi, MS.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 18,000‑square‑foot three‑story mixed‑use building; 0.16‑acre site at 713 Howard Avenue, Biloxi, MS 39530; Built in 1911
