Flex Retail with Roll-Up
For Sale
$530,000
1309 Bienville Boulevard, Ocean Springs, MS 39564
Flex shop and retail space includes three front offices and four roll-up door bays.
Property Size3,044 SF
Days on Market156
Property Features for 1309 Bienville Boulevard
General Information
Standard status
Active
Size
3,044 SF
Additional Details
Drive-In Doors
4
Taxes and HOA fees
Annual Taxes
$4,066
Amenities
On Site, Paved
Building Details
Building Size
3,044 SF
Year Built
1977
Stories
1
Listing Agency:
Coldwell Banker Alfonso Realty,Inc.
(228) 424-8202
Listed By:
Sam Ford · License #B4936
(228) 424-8202
Source:
Evrealestate
Added: Mar 24
Changed: Aug 23
Last Checked: Aug 25 at 6:02AM
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 Coldwell Banker Alfonso Realty,Inc.
Investment Insights
Based on property information with market context.
This flex property combines a front retail/workshop area with back shop bays, served by four roll-up door bays. The layout includes a workshop and retail space with three offices located toward the front of the building.
The property is located on the north side of Bienville Blvd in Ocean Springs, MS, nearly next door to McDonald’s and near a new Aldi’s supermarket.
A car dealer is currently using one retail space and two of the bays and pays $1,700 per month.
The property is located on the north side of Bienville Blvd in Ocean Springs, MS, nearly next door to McDonald’s and near a new Aldi’s supermarket.
A car dealer is currently using one retail space and two of the bays and pays $1,700 per month.
Key Highlights
- Flex shop and retail space on Bienville Blvd., N/S, near McDonalds and new Aldi’s Supermarket
- Front includes three offices, plus retail space and a workshop area
- 4 roll‑up door bays provide dedicated loading/garage access
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
$39,009
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
7.36%
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%
$780,180
$780.2K
Cap Rate 7%
$557,271
$557.3K
Cap Rate 9%
$433,433
$433.4K
Market Conditions
NOI Build-Up for 3,044 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
$65.0K $21.36/SF
− Vacancy
−$5.0K −$1.64/SF
EGI
$60.0K $19.72/SF
− OpEx
−$21.0K −$6.90/SF
NOI
$39.0K $12.81/SF
Area
Jackson County, MS
Vacancy
7.70%
Lease Rate
$21.36 /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%
$780,180
Cap Rate 7%
$557,271
Cap Rate 9%
$433,433
Alternative Uses
Best Use
Flex RnD
$557.3K
$487.6K – $650.2K
NOI $39,009 @ 7.0% cap · market cap 7.36%
Second Best
Retail
$517.7K
$453.0K – $603.9K
NOI $36,236 @ 7.0% cap · market cap 6.84%
Theoretical Best
Office A
$831.6K
$727.6K – $970.2K
NOI $58,211 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,073
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39564, MS
42,539
Population
18,908
Households
2.2
Avg Household Size
39
Median Age
40%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
798
Density / Sq Mi
$77,300
Median Household Income
$43,754
Median Earnings
$1,314
Median Rent
$220,000
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
- Eat Drink Love Catering — 701 Bienville Blvd, Ocean Springs, MS 39564
Frequently Asked Questions
What type of property is this?
Flex space - Flex shop and retail space includes three front offices and four roll-up door bays.
Where is this flex space located?
The property is located at 1309 Bienville Boulevard Ocean Springs, MS.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Flex shop and retail space on Bienville Blvd., N/S, near McDonalds and new Aldi’s Supermarket; Front includes three offices, plus retail space and a workshop area; 4 roll‑up door bays provide dedicated loading/garage access
