Multi-Tenant Shopping
For Sale
$499,500
1092 Acadian Drive lot 3, Gulfport, MS 39507
COMMERCIAL - Gulfport, MS
Property Size4,395 SF
Lot Size0.35 Acres
Price / SF$113.65
Days on Market144
Property Features for 1092 Acadian Drive lot 3
General Information
Property type
Commercial Sale
Property subtype
Office
Bathrooms
3
Half bathrooms
5
Rooms
Bathroom 3, Bathroom 5, Bathroom 4, Bathroom 1, Bathroom 2
Accessibility
Accessible Approach with Ramp
Subdivision
Metes And Bounds
Lot features
Corner Lot, City Lot, Corner Lot, City Lot
Standard status
Active
APN
1010f-03-005.001
Size
4,395 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 2 ACADIAN SQUARE BUSINESS PARK SEC 30-7-10
Tax Annual Amount
5859
Legal Description
LOT 2 ACADIAN SQUARE BUSINESS PARK SEC 30-7-10
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
2001
Floors in Building
1
Roof type
Metal
Listing Agency:
Blaine & Co., LLC
(228) 861-5830
Listed By:
Matthew A Blaine · License #B20768
(228) 861-6449
Added: Mar 24
Changed: Aug 4
Last Checked: Aug 14 at 2:06AM
MLS# 4143596
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 established, income-producing multi-tenant shopping center is offered for sale as a retail property with a current rental history. The site includes a multi-tenant configuration and is situated on approximately 0.35 acres, with a building size of about 4,395 square feet. The listing notes several long-term occupants and consistent income through current tenancy.
Located just off Pass Road near the Cowan-Lorraine intersection, the center is described as having visibility and accessibility, with approximately 30,000 cars passing daily along Pass Road. The property is zoned T4+ and is positioned near established retailers and service businesses, including Walmart Neighborhood Market, Rouses Market, Dunkin’ Donuts, Walgreens, McDonald’s, and Club 4 Fitness. The center is also described as being directly behind Thriffiley Orthopedic and near dense residential neighborhoods and apartments, supporting ongoing customer traffic for retail-oriented uses.
Located just off Pass Road near the Cowan-Lorraine intersection, the center is described as having visibility and accessibility, with approximately 30,000 cars passing daily along Pass Road. The property is zoned T4+ and is positioned near established retailers and service businesses, including Walmart Neighborhood Market, Rouses Market, Dunkin’ Donuts, Walgreens, McDonald’s, and Club 4 Fitness. The center is also described as being directly behind Thriffiley Orthopedic and near dense residential neighborhoods and apartments, supporting ongoing customer traffic for retail-oriented uses.
Key Highlights
- Multi‑tenant shopping center with several long‑term occupants and an established rental history
- Strategically located just off Pass Road near the high‑traffic intersection of Cowan‑Lorraine
- Approximately 30,000 cars passing daily along Pass Road
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
$39,523
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
7.91%
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%
$790,460
$790.5K
Cap Rate 7%
$564,614
$564.6K
Cap Rate 9%
$439,144
$439.1K
Market Conditions
NOI Build-Up for 4,395 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
$61.7K $14.04/SF
− Vacancy
−$5.2K −$1.19/SF
EGI
$56.5K $12.85/SF
− OpEx
−$16.9K −$3.85/SF
NOI
$39.5K $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%
$790,460
Cap Rate 7%
$564,614
Cap Rate 9%
$439,144
Alternative Uses
Best Use
Retail
$564.6K
$494.0K – $658.7K
NOI $39,523 @ 7.0% cap · market cap 7.91%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$708.0K
$619.5K – $826.0K
NOI $49,562 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
30,000 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
499
Businesses Nearby
177k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 47%
Dining 31%
Shops & Services 22%
Rouses Market
Groceries
46,405 visits/mo
0.2 miles
Walmart Neighborhood Market
Groceries
37,299 visits/mo
0.1 miles
McDonald's
Dining
22,355 visits/mo
0.3 miles
Ollie's Bargain Outlet
Shops & Services
16,840 visits/mo
0.5 miles
Taco Bell
Dining
12,406 visits/mo
0.4 miles
Demographics for 39507, MS
17,724
Population
9,032
Households
2
Avg Household Size
42
Median Age
29%
College-Educated
91%
High-School Grad
8.2 sq mi
ZIP Area
2,161
Density / Sq Mi
$49,459
Median Household Income
$37,660
Median Earnings
$1,121
Median Rent
$220,600
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.
Similar Off Market Nearby
- Village Square Mall — 1909 E Pass Rd, Gulfport, MS 39507
- Handsboro Square Shopping Center — 1323 E Pass Rd, Gulfport, MS 39507
- Coinstar Kiosk | Bitcoin ATM — Rouses Market, 1444 E Pass Rd, Gulfport, MS 39507
Frequently Asked Questions
What type of property is this?
Shopping center - Established multi-tenant retail center with current tenancy and T4+ zoning in Gulfport.
Where is this shopping center located?
The property is located at 1092 Acadian Drive lot 3 Gulfport, MS.
What is the asking price?
The asking price for this property is $499,500.
What are key features of this property?
This property features: Multi‑tenant shopping center with several long‑term occupants and an established rental history; Strategically located just off Pass Road near the high‑traffic intersection of Cowan‑Lorraine; Approximately 30,000 cars passing daily along Pass Road
