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    Historic Theater in Bay St. Louis Title is generated by Realmo AI

    150 N Beach Boulevard, Bay Saint Louis, MS 39520

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    For Sale
    $1,995,000

    Landmark theater with redevelopment potential in historic Bay St. Louis.

    Type:Commercial/Industrial
    Property size:
    10,264 SF
    Price / SF:
    $194/SF
    Added:
    Apr 16, 2025
    Days on Market:
    410
    Last Refresh:
    May 28 at 4:41 pm

    Property Features for 150 N Beach Boulevard

    General Information

    Standard status
    Active
    Size
    10,264 SF
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1926

    We can help!

    Listing Contact
    Regan Kane
    Regan Kane

    Listing agent Regan Kane License #B14846

    Listing office John McDonald Realty, LLC

    Listing date Apr 16, 2025

    Source Exitrealty

    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 John McDonald Realty, LLC

    HighLights

    • Potential to double square footage to 10,264sf by restoring the second floor.
    • Located in the heart of the Old Town district, steps from the beach, marina, shops, restaurants, and galleries.
    • New TPO roof and all new framing installed in 2025.
    • Eligible for State and Federal historic tax credits for redevelopment.
    • Historic landmark building with distinctive Art Deco facade and vintage marquee.
    • Flexible open interior layout suitable for various commercial uses.

    Overview

    The A & G Theater, originally built in 1926, is located in the heart of historic Bay St. Louis. This architectural landmark features an Art Deco façade, a vintage marquee, and architectural lines characteristic of early 20th-century design. The building offers a space full of character and potential, suitable for a boutique cinema, live performance venue, art gallery, event space, or commercial project. The open interior layout and high ceilings allow for flexible use and creative adaptation. The property is located in the Old Town district, steps from the beach, marina, shops, restaurants, and galleries. The building's current square footage is 5,132 square feet, but a second floor can be restored, potentially doubling the square footage to 10,264 square feet. The current owner installed a new TPO roof and all new framing in 2025. State and Federal historic tax credits may be available for redevelopment.
    Location Intelligence

    Current Use by Public Records

    Theaters & concert halls

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Big Box & Wholesale Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Bay Saint Louis
    County
    Hancock
    State
    Mississippi
    Longitude
    -89.3255544
    Latitude
    30.3111291

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    FAQs

    What type of property is this?
    Theater & concert hall - Landmark theater with redevelopment potential in historic Bay St. Louis.
    Where is this theater & concert hall located?
    The property is located at 150 N Beach Boulevard Bay Saint Louis, MS.
    What is the asking price?
    The asking price for this property is $1,995,000.
    What are key features of this property?
    This property features: **Potential to double square footage to 10,264sf by restoring the second floor.**; **Located in the heart of the Old Town district, steps from the beach, marina, shops, restaurants, and galleries.**; New TPO roof and all new framing installed in 2025.
    (228) 363-0331
    We can help!
    Listing Contact
    Regan Kane
    Regan Kane
    Real Estate License ID: B14846
    Learn More
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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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