Office Property with
For Sale
$175,000
14121 Dedeaux Road, Gulfport, MS 39503
Commercial Sale, Gulfport, MS
Property Size2,608 SF
Lot Size4.60 Acres
Price / SF$67.10
Days on Market101
Property Features for 14121 Dedeaux Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Business
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Subdivision
Pecan Grove
Lot features
Irregular Lot, City Lot, Irregular Lot, City Lot
Standard status
Active
APN
0808p-01-008.000
Size
2,608 SF
Lot size
4.60 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
4.6 AC(C) BEG 101.9 FT E OF INTER OF W LINE OF NE 1/4 OF SE 1/4 OF SEC 10 & S MAR OF DEDEAUX RD E 78.1 FT ALONG RD S 1269.8 FT W 180 FT N N 1014.1 FT E 101.9 FT N 241.4 FT TO POB PART OF NE 1/4 OF SE 1/4 OF SEC 10-7-11
Tax Annual Amount
2355
Legal Description
4.6 AC(C) BEG 101.9 FT E OF INTER OF W LINE OF NE 1/4 OF SE 1/4 OF SEC 10 & S MAR OF DEDEAUX RD E 78.1 FT ALONG RD S 1269.8 FT W 180 FT N N 1014.1 FT E 101.9 FT N 241.4 FT TO POB PART OF NE 1/4 OF SE 1/4 OF SEC 10-7-11
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
three offices
3 baths
double car attached garage
roll up door
covered workspace
signage
Building Details
Year built
1957
Floors in Building
1
Roof type
Asphalt
Listing Agency:
RE/MAX Choice Properties · RE/MAX International
(228) 896-3033
Listed By:
Terry C Medley · License #B21384
(228) 229-6954
Added: May 14
Changed: Aug 19
Last Checked: Aug 22 at 2:06AM
MLS# 4149515
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.
The property includes a 2,608 sf office building with three offices, three bathrooms, and a double car attached garage. A 768 sf detached metal building provides a roll-up door and covered workspace at the rear. Signage is included. This is a fixer property and requires substantial TLC.
Set on a 4.6-acre lot on Dedeaux Rd, the site is located just minutes from Hwy 49. The prior use was a tire shop store, and the current condition should be reviewed before planning any improvements.
Overall, the configuration supports a combined office and service-oriented footprint, with both enclosed workspace and detached storage/garage-style functionality.
Set on a 4.6-acre lot on Dedeaux Rd, the site is located just minutes from Hwy 49. The prior use was a tire shop store, and the current condition should be reviewed before planning any improvements.
Overall, the configuration supports a combined office and service-oriented footprint, with both enclosed workspace and detached storage/garage-style functionality.
Key Highlights
- 4.6‑acre lot on Dedeaux Rd, minutes from Hwy 49
- 2,608 SF office building with three offices, 3 bathrooms, and double car attached garage
- 768 SF detached metal building with roll‑up door and covered workspace in back
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
$13,029
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
7.45%
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%
$260,580
$260.6K
Cap Rate 7%
$186,129
$186.1K
Cap Rate 9%
$144,767
$144.8K
Market Conditions
NOI Build-Up for 2,608 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
$20.3K $7.80/SF
− Vacancy
−$1.7K −$0.66/SF
EGI
$18.6K $7.14/SF
− OpEx
−$5.6K −$2.14/SF
NOI
$13.0K $5.00/SF
Area
Harrison County, MS
Vacancy
8.50%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
30.00%
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%
$260,580
Cap Rate 7%
$186,129
Cap Rate 9%
$144,767
Alternative Uses
Best Use
Retail
$335.0K
$293.2K – $390.9K
NOI $23,453 @ 7.0% cap · market cap 13.40%
Second Best
Office B
$297.0K
$259.8K – $346.5K
NOI $20,787 @ 7.0% cap · market cap 11.88%
Theoretical Best
Healthcare Medical
$420.1K
$367.6K – $490.2K
NOI $29,410 @ 7.0% cap · market cap 16.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
220
Businesses Nearby
Explore this area
Business Placement
Demographics for 39503, MS
53,643
Population
22,533
Households
2.4
Avg Household Size
37
Median Age
24%
College-Educated
92%
High-School Grad
114.3 sq mi
ZIP Area
469
Density / Sq Mi
$61,298
Median Household Income
$36,241
Median Earnings
$1,087
Median Rent
$193,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Includes a 2,608 sf office building with attached double car garage and a 768 sf metal building with roll-up door.
Where is this office units located?
The property is located at 14121 Dedeaux Road Gulfport, MS.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 4.6‑acre lot on Dedeaux Rd, minutes from Hwy 49; 2,608 SF office building with three offices, 3 bathrooms, and double car attached garage; 768 SF detached metal building with roll‑up door and covered workspace in back
