Renovated Flex Space with
For Sale
$430,000
12473 Dedeaux Road, Gulfport, MS 39503
Commercial Sale, Gulfport, MS
Property Size3,500 SF
Lot Size0.58 Acres
Price / SF$122.86
Days on Market271
Property Features for 12473 Dedeaux Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B2
Bathrooms
1
Half bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Window features
Double Pane Windows
Lot features
City Lot, Rectangular Lot, City Lot, Rectangular Lot
Standard status
Active
APN
0908o-04-102.001
Size
3,500 SF
Lot size
0.58 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BEG 547 FT E & 30 FT S OF NW COR OF SW1/4 OF SEC 12 ON S MAR OF DEDEAUX RD S 300 FT E 85 FT N 300 FT TO RD W ALONG RD 85 FT TO POB PART OF NW1/4 OF SW1/4 OF SEC 12-7-11
Tax Annual Amount
2337
Legal Description
BEG 547 FT E & 30 FT S OF NW COR OF SW1/4 OF SEC 12 ON S MAR OF DEDEAUX RD S 300 FT E 85 FT N 300 FT TO RD W ALONG RD 85 FT TO POB PART OF NW1/4 OF SW1/4 OF SEC 12-7-11
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Amenities
reception area
ADA compliant restrooms
Building Details
Year built
1992
Floors in Building
1
Flooring type
Vinyl
Roof type
Metal
Listing Agency:
Sawyer Real Estate, Inc. Of Ms.
(228) 863-0232
Listed By:
Lenny Sawyer · License #B3550
(228) 861-1313
Added: Dec 2, 2025
Changed: Aug 26
Last Checked: Aug 30 at 10:06PM
MLS# 4132943
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 3,500-square-foot flex property includes office space, a reception area, two ADA-compliant restrooms, and warehouse space. The building was renovated and includes vinyl flooring, fire-rated sheetrock walls, fire-exit doors, a roll-up door, and handicap-accessible features. Three AC and heat units provide a combined 8 tons of capacity, while 3-phase electric service and a 200-gallon hot water heater support the facility.
The property occupies 0.58 acres with additional backyard area for potential storage units, expanded parking, or other site improvements. Public water and public sewer serve the property, and cable is available. Access to Hwy 49 and I-10 provides connectivity for commercial operations in Gulfport, Mississippi.
The property occupies 0.58 acres with additional backyard area for potential storage units, expanded parking, or other site improvements. Public water and public sewer serve the property, and cable is available. Access to Hwy 49 and I-10 provides connectivity for commercial operations in Gulfport, Mississippi.
Key Highlights
- 3,500‑square‑foot flex building with office, reception, restrooms, and warehouse areas
- 0.58‑acre site with backyard area for storage units, added parking, or expansion
- 3‑phase electric service and three AC and heat units totaling 8 tons
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
$27,896
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
6.49%
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%
$557,920
$557.9K
Cap Rate 7%
$398,514
$398.5K
Cap Rate 9%
$309,956
$310.0K
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
−$8.2K −$2.33/SF
EGI
$37.2K $10.63/SF
− OpEx
−$9.3K −$2.66/SF
NOI
$27.9K $7.97/SF
Area
Harrison County, MS
Vacancy
18.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
25.00%
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%
$557,920
Cap Rate 7%
$398,514
Cap Rate 9%
$309,956
Alternative Uses
Best Use
Office B
$398.5K
$348.7K – $464.9K
NOI $27,896 @ 7.0% cap · market cap 6.49%
Second Best
Flex RnD
$386.7K
$338.3K – $451.1K
NOI $27,066 @ 7.0% cap · market cap 6.29%
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
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
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 Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Little Kitchen Cater — 13232 Dedeaux Rd, Gulfport, MS 39503
Frequently Asked Questions
What type of property is this?
Flex space - Renovated commercial building combines office functions with warehouse utility.
Where is this flex space located?
The property is located at 12473 Dedeaux Road 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: 3,500‑square‑foot flex building with office, reception, restrooms, and warehouse areas; 0.58‑acre site with backyard area for storage units, added parking, or expansion; 3‑phase electric service and three AC and heat units totaling 8 tons
