Flex Space with 4 Roll-Up
For Sale
$530,000
1309 Bienville Boulevard, Ocean Springs, MS 39564
Commercial Sale, Ocean Springs, MS
Property Size3,044 SF
Lot Size0.34 Acres
Price / SF$174.11
Days on Market154
Property Features for 1309 Bienville Boulevard
General Information
Property type
Commercial Sale
Property subtype
Retail
Bathrooms
2
Half bathrooms
4
Rooms
Bathroom 1, Bathroom 3, Bathroom 2, Bathroom 4
Subdivision
Metes And Bounds
Lot features
Irregular Lot, City Lot, Irregular Lot, City Lot
Standard status
Active
APN
6-01-19-266.050
Size
3,044 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM NEC SW1/4 SE1/4 S 350' WLY 500.21' N 20' FOR POB N 80' E 50' N 153.61' W 100' S 237.1' ELY 50.06' TO POB DB 1844-156 (266 MAP784.19-04)
Tax Annual Amount
4066
Legal Description
COM NEC SW1/4 SE1/4 S 350' WLY 500.21' N 20' FOR POB N 80' E 50' N 153.61' W 100' S 237.1' ELY 50.06' TO POB DB 1844-156 (266 MAP784.19-04)
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1977
Floors in Building
1
Roof type
Metal
Listing Agency:
Coldwell Banker Alfonso Realty-Lorraine Rd · Coldwell Banker Real Estate
(228) 287-1000
Listed By:
Sam Ford · License #B4936
(228) 424-8202
Added: Mar 24
Changed: Aug 23
Last Checked: Aug 24 at 7:06PM
MLS# 4143452
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 flex property contains 3,044 square feet on 0.34 acres, with four roll-up bays, a workshop, retail space, and three offices positioned at the front. The building also includes four bathrooms, a metal roof, public water, and public sewer. Constructed in 1977, the property combines service-oriented work areas with customer-facing commercial space.
The site is located on Bienville Boulevard in Ocean Springs, near McDonald's and the new Aldi supermarket. A car dealer currently occupies one retail area and two of the bays, providing an existing commercial use within the building.
The site is located on Bienville Boulevard in Ocean Springs, near McDonald's and the new Aldi supermarket. A car dealer currently occupies one retail area and two of the bays, providing an existing commercial use within the building.
Key Highlights
- 3,044‑square‑foot flex property on 0.34 acres
- Four roll‑up bay doors with workshop space
- Retail area plus three front offices
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
Service bays
Yes
Paved road access
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
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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 - Workshop, retail space, and three front offices create a versatile commercial layout.
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: 3,044‑square‑foot flex property on 0.34 acres; Four roll‑up bay doors with workshop space; Retail area plus three front offices
