Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Waterfront Land Homesite with Gulf Views Title is generated by Realmo AI

    126 W Beach Boulevard, Pass Christian, MS 39571

    View on Map
    Claim this Listing
    For Sale
    $199,500

    LAND - Pass Christian, MS

    Type:Single Family Residence
    Lot size:
    0.28 Acres
    Added:
    Dec 24, 2025
    Days on Market:
    163
    Last Refresh:
    Jun 5 at 12:06 pm

    Property Features for 126 W Beach Boulevard

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Standard status
    Active
    APN
    Unassigned
    Lot size
    0.28 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Lot 26, Tidewood Subdivision, City of Pass Christian

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Water source
    Public
    Water front features
    Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Regan Kane
    Regan Kane

    Listing agent Regan Kane License #B14846

    Listing office John McDonald Realty, LLC 117 Hwy 90, Bay Saint Louis, MS

    Listing date Dec 24, 2025

    MLS# 4134568 Listing URL

    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.

    HighLights

    • Waterfront lot in Tidewood Subdivision with Gulf views
    • Public water available and public sewer
    • All underground utilities and newly constructed streets with full infrastructure in place
    • Located in Henderson Point, Pass Christian, Mississippi
    • Near a public boat launch within the Tidewood community

    Overview

    This waterfront lot in the Tidewood Subdivision is suited for building a custom coastal home. The property offers Gulf views and is described as being just steps from the beach. Tidewood includes protective covenants and architectural design standards intended to preserve community character and quality.

    The site benefits from infrastructure that is already in place, including underground utilities and newly constructed streets. It is located in Henderson Point within Pass Christian, Mississippi. For boating access, the Tidewood community is noted as being near a public boat launch.

    For buyers planning a primary residence or a second home, this parcel provides a build-ready foundation within a planned community setting. The combination of waterfront positioning, Gulf views, and existing utility and street improvements supports a straightforward path from purchase to construction under the subdivision’s covenant and design requirements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Pass Christian
    County
    Harrison
    State
    Mississippi
    Longitude
    -89.281522
    Latitude
    30.305049

    Nearby Similar for Sale

    • $750,000
      1,524 SF

      Pass Christian Mixed-Use Land

      1.4-acre mixed-use parcel near beach and downtown.
      407 E Second Street, Pass Christian, MS 39571
      View Details
    • $998,000

      Waterfront Development Land with Deep-Water Access

      5.6 acres of waterfront land with deep-water channel access, substantial water frontage, and existing marina infrastructure.
      24616 Yacht Club Drive, Pass Christian, MS 39571
      View Details
    • $399,000
      320 SF

      Waterfront Land with Pier Access

      3.28 acres with pier, ideal for waterfront restaurant.
      410 Saucier Avenue, Pass Christian, MS 39571
      View Details
    • $599,000

      Commercial Corner Land Parcel

      Corner lot zoned A-1 Agricultural with strong access to I-10, suited for select retail, dining, or fuel-related concepts.
      Kiln Delisle Road, Pass Christian, MS 39571
      View Details
    • $399,500

      Commercial Land in Prime Location

      Two lots in high-traffic area, ideal for commercial or residential.
      224 Davis Avenue, Pass Christian, MS 39571
      View Details
    • $229,000

      3.7 Acre Lot in Stablewood

      Large lot in exclusive neighborhood near Wolf River.
      Stablewood Drive lot: 25, Pass Christian, MS 39571
      View Details
    • $750,000
      1,524 SF

      Pass Christian Land Near Beach

      1.4-acre mixed-use parcel one block from the beach.
      407 East 2nd Street, Pass Christian, MS 39571
      View Details
    • $100,000

      Homesite Near Pass Christian Beach

      Homesite near the beach, close to downtown and amenities.
      Boisdore Avenue, Pass Christian, MS 39571
      View Details
    • $115,000

      Pass Christian Homesite Near Beach

      Homesite near the beach in Pass Christian, Mississippi.
      Boisdore Avenue, Pass Christian, MS 39571
      View Details
    • $115,000

      Pass Christian Homesite Near Beach

      Homesite near the beach in Pass Christian, Mississippi.
      Boisdore Avenue, Pass Christian, MS 39571
      View Details
    • $100,000

      Homesite Near Pass Christian Beach

      Homesite near the beach, close to amenities and entertainment.
      Boisdore Avenue, Pass Christian, MS 39571
      View Details
    • $199,500

      Waterfront Lot in Tidewood Subdivision

      Waterfront lot with Gulf views in Pass Christian, Mississippi.
      124 W Beach Boulevard, Pass Christian, MS 39571
      View Details

    FAQs

    What type of property is this?
    Land - Build-ready waterfront homesite in the Tidewood Subdivision with Gulf views and underground utilities already in place.
    Where is this land located?
    The property is located at 126 W Beach Boulevard Pass Christian, MS.
    What is the asking price?
    The asking price for this property is $199,500.
    What are key features of this property?
    This property features: Waterfront lot in Tidewood Subdivision with Gulf views; Public water available and public sewer; All underground utilities and newly constructed streets with full infrastructure in place
    (228) 363-0331
    We can help!
    Listing Contact
    Regan Kane
    Regan Kane
    Real Estate License ID: B14846
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    126 W Beach Boulevard, Pass Christian, MS 39571
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!