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    Cleared Buildable Waterfront Lot Title is generated by Realmo AI

    120 Boisdore Avenue, Pass Christian, MS 39571

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    For Sale
    $132,500

    LAND - Pass Christian, MS

    Type:Single Family Residence
    Lot size:
    0.40 Acres
    Added:
    Jan 3, 2026
    Days on Market:
    153
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for 120 Boisdore Avenue

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Standard status
    Active
    APN
    0213i-04-011.000
    Lot size
    0.40 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    BEG 199 FT N OF NE COR OF BOISDORE AVE & N R/W HWY 90 N ALONG BOISDORE AVE 201 FT M/L TO S R/W 20 FT ALLEY E 89 FT S 194.4 FT M/L W 89 FT PART OF LOTS 1 & 2 BLK A BANKERS ADD
    Tax Annual Amount
    1951

    Utilities

    Utilities
    Water Available

    We can help!

    Listing Contact
    Sandy E Walsh
    Sandy E Walsh

    Listing agent Sandy E Walsh License #B-24689

    Listing office Allied Realty Coastal Homes 482 Highway 90 Ste C, Waveland, MS

    Listing date Jan 3, 2026

    MLS# 4134973 Listing URL

    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.

    HighLights

    • Cleared vacant lot marked Parcel A is ready to build, with the parcel being sold separately from Parcel B
    • Located between Pass Christian and Bay Saint Louis
    • Water is available on the property
    • Parcel A offers a build option with a developer for cost savings
    • Property is described as having views of sugar‑white beaches

    Overview

    This offering is for Parcel A, a cleared vacant lot being divided from a larger tract. The property is marked as Parcel A and is described as ready to build, with the seller indicating build option availability through a developer. The parcel is identified at 120 Boisdore Avenue in Pass Christian, Mississippi, and is approximately 0.4 acres.

    The site is positioned between Pass Christian and Bay St. Louis and is described as having views of the Gulf’s sugar-white beaches. The public remarks also reference proximity to Henderson Point, as well as access to Gulf activities such as boating and fishing.

    For buyers looking to build, the current configuration and cleared condition can reduce early site-prep work compared with raw land. Parcel B is also available, or the buyer can purchase the entire property, which may appeal to those seeking additional contiguous acreage while keeping the Parcel A footprint as part of the overall plan. The seller notes that a build option with a developer is available for Parcel A, which may be relevant for buyers looking for a more guided path from lot ownership to construction.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Building Supply Spa & Massage Center Auto Repair Shop Hotel & Motel Pharmacy Department Store Garden Center Discount Store Cosmetic Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pass Christian
    County
    Harrison
    State
    Mississippi
    Longitude
    -89.278698
    Latitude
    30.305803

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    FAQs

    What type of property is this?
    Waterfront Land - Parcel A is cleared and divided for building near Pass Christian and Bay St. Louis.
    Where is this waterfront land located?
    The property is located at 120 Boisdore Avenue Pass Christian, MS.
    What is the asking price?
    The asking price for this property is $132,500.
    What are key features of this property?
    This property features: Cleared vacant lot marked Parcel A is ready to build, with the parcel being sold separately from Parcel B; Located between Pass Christian and Bay Saint Louis; Water is available on the property
    (912) 218-4702
    We can help!
    Listing Contact
    Sandy E Walsh
    Sandy E Walsh
    Real Estate License ID: B-24689
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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