Renovated Flex Space with
For Sale
Contact for pricing
12473 Dedeaux Rd. Gulfport, Gulfport, MS 39503
Move-in ready flex space with expansion potential near Hwy 49.
Property Size3,500 SF
Price / SF$122.86
Days on Market262
Property Features for 12473 Dedeaux Rd. Gulfport
General Information
Standard status
Active
Size
3,500 SF
Property subtype
Industrial
Zoning
B1-B2
Building Details
Buildings
1
Listing Agency:
NAI Sawyer
(228) 314-5000
Listed By:
Lenny Sawyer · License #MS B3550
Source:
Crexi
Added: Dec 2, 2025
Changed: Aug 14
Last Checked: Aug 20 at 8:50PM
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 NAI Sawyer
Investment Insights
Based on property information with market context.
This renovated flex space is located in a high-traffic area and is zoned B1 or B2, offering a wide range of possibilities for business operations. The building features office space, a reception area, and men's and women's ADA-compliant restrooms. Warehouse space is also available, with ample room in the backyard for expansion, additional storage units, or extra parking. The property is equipped with 3-phase electric and 3 AC and heat units totaling 8 tons. It also features easy access to Hwy 49 and I-10. Additional features include fire-rated sheetrock walls, a roll-up door, fire exit doors, handicap accessibility, and a 200-gallon hot water heater. The property offers potential for various business uses.
Key Highlights
- High traffic location with B1/B2 zoning offering endless business possibilities.
- Completely renovated and move‑in ready building.**
- Warehouse space with room to expand in the backyard for storage or parking.
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
$27,066
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
6.29%
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%
$541,320
$541.3K
Cap Rate 7%
$386,657
$386.7K
Cap Rate 9%
$300,733
$300.7K
Market Conditions
NOI Build-Up for 3,500 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
$45.4K $12.96/SF
− Vacancy
−$3.7K −$1.06/SF
EGI
$41.6K $11.90/SF
− OpEx
−$14.6K −$4.16/SF
NOI
$27.1K $7.73/SF
Area
Harrison County, MS
Vacancy
8.20%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
35.00%
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%
$541,320
Cap Rate 7%
$386,657
Cap Rate 9%
$300,733
Alternative Uses
Best Use
Flex RnD
$386.7K
$338.3K – $451.1K
NOI $27,066 @ 7.0% cap · market cap 6.29%
Second Best
Industrial
$249.8K
$218.6K – $291.4K
NOI $17,486 @ 7.0% cap · market cap 4.07%
Theoretical Best
Healthcare Medical
$563.9K
$493.4K – $657.8K
NOI $39,470 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Little Kitchen Cater — 13232 Dedeaux Rd, Gulfport, MS 39503
Frequently Asked Questions
What type of property is this?
Flex space - Move-in ready flex space with expansion potential near Hwy 49.
Where is this flex space located?
The property is located at 12473 Dedeaux Rd. Gulfport Gulfport, MS.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: High traffic location with B1/B2 zoning offering endless business possibilities.; Completely renovated and move‑in ready building.**; Warehouse space with room to expand in the backyard for storage or parking.
