3-Tenant Strip
For Sale
$1,300,000
12258 Shriners Boulevard, Biloxi, MS 39532
Commercial Sale, Biloxi, MS
Property Size4,500 SF
Lot Size0.57 Acres
Price / SF$288.89
Days on Market405
Property Features for 12258 Shriners Boulevard
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Regional Business
Subdivision
Metes And Bounds
Directions
I-10 to Hwy 67 exit in Woolmarket to Parkers Creek to Shriners Blvd
Standard status
Active
APN
1108h-01-006.000
Size
4,500 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Lot 1 Munro Subdivision Sec 3-7-10
Tax Annual Amount
1379
Legal Description
Lot 1 Munro Subdivision Sec 3-7-10
Building Details
Year built
2018
Listing Agency:
Coldwell Banker Alfonso Realty-Pascag · Coldwell Banker Real Estate
(228) 769-7777
Listed By:
Ricky L Sutherland · License #7843
(228) 217-0087
Added: Jul 17, 2025
Changed: Aug 19
Last Checked: Aug 25 at 12:06AM
MLS# 4119577
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 4,500-square-foot strip mall contains three tenant spaces and was built in 2018. The center is fully occupied, with Subway among the tenants and a recently renewed lease in place for that location.
The property occupies 0.57 acres at 12258 Shriners Boulevard in Biloxi, Mississippi. Its retail-center format provides a multi-tenant commercial property with established occupancy and current tenant activity.
The property occupies 0.57 acres at 12258 Shriners Boulevard in Biloxi, Mississippi. Its retail-center format provides a multi-tenant commercial property with established occupancy and current tenant activity.
Key Highlights
- 4,500 square feet of retail space
- Three‑tenant strip center
- 100% occupied
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
$40,467
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
3.11%
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%
$809,340
$809.3K
Cap Rate 7%
$578,100
$578.1K
Cap Rate 9%
$449,633
$449.6K
Market Conditions
NOI Build-Up for 4,500 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
$63.2K $14.04/SF
− Vacancy
−$5.4K −$1.19/SF
EGI
$57.8K $12.85/SF
− OpEx
−$17.3K −$3.85/SF
NOI
$40.5K $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%
$809,340
Cap Rate 7%
$578,100
Cap Rate 9%
$449,633
Alternative Uses
Best Use
Retail
$578.1K
$505.8K – $674.5K
NOI $40,467 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$725.0K
$634.3K – $845.8K
NOI $50,747 @ 7.0% cap · market cap 3.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
Explore this area
Business Placement
Demographics for 39532, MS
34,348
Population
15,466
Households
2.2
Avg Household Size
39
Median Age
26%
College-Educated
86%
High-School Grad
82.2 sq mi
ZIP Area
418
Density / Sq Mi
$65,892
Median Household Income
$40,751
Median Earnings
$1,098
Median Rent
$227,400
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?
Strip mall - Fully occupied retail center with three tenants, including Subway.
Where is this strip mall located?
The property is located at 12258 Shriners Boulevard Biloxi, MS.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 4,500 square feet of retail space; Three‑tenant strip center; 100% occupied
