Beauty Salon with Nail
For Sale
$129,000
12001 Mobile Ave, Gulfport, MS 39503
Established salon layout includes plumbing-equipped stations, a dedicated nail section, and a private rear room for office or service use.
Property Size960 SF
Price / SF$134.38
Days on Market375
Property Features for 12001 Mobile Ave
General Information
Standard status
Active
Size
960 SF
Zoning
B-4 General Business
Taxes and HOA fees
Annual Taxes
$1,064
Listing Agency:
Denise Bush Properties, LLC
(228) 380-0291
Listed By:
Denise L Bush · License #B23581
(228) 380-0291
Source:
Exprealty
Added: Aug 12, 2025
Changed: Aug 20
Last Checked: Aug 21 at 12:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Denise Bush Properties, LLC
Investment Insights
Based on property information with market context.
This spa and wellness property is configured as a fully operating beauty and nail salon with an open interior arrangement, multiple service stations with plumbing hookups, and a designated nail area. A private back room provides space for office functions or additional services. The building has been maintained and includes beauty equipment such as chairs, tables, and tools, which convey with the sale.
The property is located at 12001 Mobile Ave in Gulfport, directly off Highway 49 and within a commercial area surrounded by established businesses and residential areas. It carries B-4 General Business zoning and offers existing salon infrastructure for continued beauty-service operations.
The property is located at 12001 Mobile Ave in Gulfport, directly off Highway 49 and within a commercial area surrounded by established businesses and residential areas. It carries B-4 General Business zoning and offers existing salon infrastructure for continued beauty-service operations.
Key Highlights
- Fully operating beauty and nail salon
- Open‑concept interior with multiple stations and plumbing hookups
- Dedicated nail area plus private back room
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
$8,633
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
6.69%
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%
$172,660
$172.7K
Cap Rate 7%
$123,329
$123.3K
Cap Rate 9%
$95,922
$95.9K
Market Conditions
NOI Build-Up for 960 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
$13.5K $14.04/SF
− Vacancy
−$1.1K −$1.19/SF
EGI
$12.3K $12.85/SF
− OpEx
−$3.7K −$3.85/SF
NOI
$8.6K $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%
$172,660
Cap Rate 7%
$123,329
Cap Rate 9%
$95,922
Alternative Uses
Best Use
Retail
$123.3K
$107.9K – $143.9K
NOI $8,633 @ 7.0% cap · market cap 6.69%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$154.7K
$135.3K – $180.4K
NOI $10,826 @ 7.0% cap · market cap 8.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
728
Businesses Nearby
259k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 68%
Groceries 24%
Apparel 4%
Shops & Services 4%
Walmart Neighborhood Market
Groceries
61,377 visits/mo
0.5 miles
Whataburger
Dining
28,125 visits/mo
0.2 miles
McDonald's
Dining
26,831 visits/mo
0.3 miles
SONIC Drive In
Dining
18,129 visits/mo
0.1 miles
Wendy's
Dining
17,005 visits/mo
0.2 miles
Demographics for 39503, MS
53,643
Population
22,533
Households
2.4
Avg Household Size
37
Median Age
24%
College-Educated
92%
High-School Grad
114.3 sq mi
ZIP Area
469
Density / Sq Mi
$61,298
Median Household Income
$36,241
Median Earnings
$1,087
Median Rent
$193,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Established salon layout includes plumbing-equipped stations, a dedicated nail section, and a private rear room for office or service use.
Where is this spa & wellness property located?
The property is located at 12001 Mobile Ave Gulfport, MS.
What is the asking price?
The asking price for this property is $129,000.
What are key features of this property?
This property features: Fully operating beauty and nail salon; Open‑concept interior with multiple stations and plumbing hookups; Dedicated nail area plus private back room
