Office/Warehouse with Semi-Truck
For Sale
$799,000
13193 Husley Rd, Biloxi, MS 39532
Office/warehouse on 5.31 acres with two entrances, including a main gate suited for semi-truck deliveries, leased through 2030.
Property Size8,750 SF
Lot Size5.31 Acres
Price / SF$91.31
Days on Market49
Property Features for 13193 Husley Rd
General Information
Standard status
Active
Size
8,750 SF
Lot size
5.31 Acres
Zoning
Regional Business
Additional Details
Road Access
Yes
Building Details
Year Built
1995
Listing Agency:
Backwoods Land Company, LLC
Listed By:
Steven L Milner · License #B18659
(601) 941-1622
Source:
Fiorellaavenue
Added: Jul 24
Changed: Sep 5
Last Checked: Sep 9 at 8:47PM
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 Backwoods Land Company, LLC
Investment Insights
Based on property information with market context.
The property includes approximately 5.31 acres with an approximately 8,750 SF office/warehouse facility that is currently leased through 2030. The site is improved to support industrial and commercial functionality, and the current rental income is listed as $4,500 per month.
Zoned Regional Business, the property is described as allowing a wide variety of commercial and business-related uses. Access is provided by two separate entrances on Husley Road, including a large main gate designed to accommodate semi-truck deliveries and commercial traffic.
In addition to the existing leased warehouse facility, the two (2) parcels are intended to provide flexibility for expansion, equipment storage, contractor operations, or future development. Parcel IDs are provided in the remarks: 1207m-01-014.000-2.6+/- acres and 1207m-01-015.000-0.91+/- acres, as well as 1207m-01-038.001-1.8+/- acres for a total of 5.31+/- acres. The remarks also highlight outdoor storage potential for RVs, boats, trailers, and other contractor storage uses.
Zoned Regional Business, the property is described as allowing a wide variety of commercial and business-related uses. Access is provided by two separate entrances on Husley Road, including a large main gate designed to accommodate semi-truck deliveries and commercial traffic.
In addition to the existing leased warehouse facility, the two (2) parcels are intended to provide flexibility for expansion, equipment storage, contractor operations, or future development. Parcel IDs are provided in the remarks: 1207m-01-014.000-2.6+/- acres and 1207m-01-015.000-0.91+/- acres, as well as 1207m-01-038.001-1.8+/- acres for a total of 5.31+/- acres. The remarks also highlight outdoor storage potential for RVs, boats, trailers, and other contractor storage uses.
Key Highlights
- 5.31± acres with an approximately 8,750 SF office/warehouse facility currently leased through 2030
- Current rental income is $4,500 per month for long‑term, leased cash flow through 2030
- Zoned Regional Business with flexibility for a wide variety of commercial and business‑related uses
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
$67,666
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
8.47%
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%
$1,353,320
$1.4M
Cap Rate 7%
$966,657
$966.7K
Cap Rate 9%
$751,844
$751.8K
Market Conditions
NOI Build-Up for 8,750 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
$113.4K $12.96/SF
− Vacancy
−$9.3K −$1.06/SF
EGI
$104.1K $11.90/SF
− OpEx
−$36.4K −$4.16/SF
NOI
$67.7K $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%
$1,353,320
Cap Rate 7%
$966,657
Cap Rate 9%
$751,844
Alternative Uses
Best Use
Flex RnD
$966.7K
$845.8K – $1.13M
NOI $67,666 @ 7.0% cap · market cap 8.47%
Second Best
Warehouse
$846.4K
$740.6K – $987.5K
NOI $59,248 @ 7.0% cap · market cap 7.42%
Theoretical Best
Healthcare Medical
$1.41M
$1.23M – $1.64M
NOI $98,674 @ 7.0% cap · market cap 12.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Well-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Office/warehouse on 5.31 acres with two entrances, including a main gate suited for semi-truck deliveries, leased through 2030.
Where is this flex space located?
The property is located at 13193 Husley Rd Biloxi, MS.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 5.31± acres with an approximately 8,750 SF office/warehouse facility currently leased through 2030; Current rental income is $4,500 per month for long‑term, leased cash flow through 2030; Zoned Regional Business with flexibility for a wide variety of commercial and business‑related uses
