Coastal Duplex with
For Sale
$374,900
1457 Georgia Place, Gulfport, MS 39507
Versatile two-level property with separate living quarters, private access, and convenient proximity to the Mississippi Gulf Coast beaches.
Property Size2,267 SF
Price / SF$165.37
Days on Market9
Property Features for 1457 Georgia Place
General Information
Standard status
Active
Size
2,267 SF
Elevators
Yes
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
hurricane shutters
on-demand water heater
Rain Bird irrigation system
storage building
Building Details
Year Built
2007
Buildings
1
Construction
ICF
Listing Agency:
Coldwell Banker Smith Home Rltrs-Os
(228) 697-5479
Listed By:
John Gomez
(228) 697-5479
Source:
Coasthomesms
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 30 at 4:20PM
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 Smith Home Rltrs-Os
Investment Insights
Based on property information with market context.
Built in 2007, this duplex at 1457 Georgia Place includes a 2,267-square-foot property with distinct upstairs and downstairs living areas. The upper residence contains three bedrooms, two bathrooms, and an elevator. A separate one-bedroom, one-bath apartment occupies the lower level and includes a full kitchen, washer and dryer, and private entrance.
Construction features include insulated concrete forms, hurricane shutters, an on-demand water heater, and a Rain Bird irrigation system. The property also includes a double garage and storage building. Its Gulfport location places the home one block from the Mississippi Gulf Coast beaches, with beach walks, fishing, dining, shopping, entertainment, and nearby casinos identified in the property information.
Construction features include insulated concrete forms, hurricane shutters, an on-demand water heater, and a Rain Bird irrigation system. The property also includes a double garage and storage building. Its Gulfport location places the home one block from the Mississippi Gulf Coast beaches, with beach walks, fishing, dining, shopping, entertainment, and nearby casinos identified in the property information.
Key Highlights
- One block from the Mississippi Gulf Coast beaches
- Upstairs residence with 3 bedrooms, 2 bathrooms, and an elevator
- Separate lower‑level 1‑bedroom, 1‑bath apartment with full kitchen
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
$14,268
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
3.81%
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%
$285,360
$285.4K
Cap Rate 7%
$203,829
$203.8K
Cap Rate 9%
$158,533
$158.5K
Market Conditions
NOI Build-Up for 2,267 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
$22.0K $9.72/SF
− Vacancy
−$1.7K −$0.73/SF
EGI
$20.4K $8.99/SF
− OpEx
−$6.1K −$2.70/SF
NOI
$14.3K $6.29/SF
Area
Harrison County, MS
Vacancy
7.50%
Lease Rate
$9.72 /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%
$285,360
Cap Rate 7%
$203,829
Cap Rate 9%
$158,533
Alternative Uses
Best Use
Multifamily LT 5
$203.8K
$178.4K – $237.8K
NOI $14,268 @ 7.0% cap · market cap 3.81%
Second Best
Apartment 5plus
$181.1K
$158.5K – $211.3K
NOI $12,678 @ 7.0% cap · market cap 3.38%
Theoretical Best
Healthcare Medical
$365.2K
$319.6K – $426.1K
NOI $25,565 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
169
Businesses Nearby
Explore this area
Business Placement
Demographics for 39507, MS
17,724
Population
9,032
Households
2
Avg Household Size
42
Median Age
29%
College-Educated
91%
High-School Grad
8.2 sq mi
ZIP Area
2,161
Density / Sq Mi
$49,459
Median Household Income
$37,660
Median Earnings
$1,121
Median Rent
$220,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Versatile two-level property with separate living quarters, private access, and convenient proximity to the Mississippi Gulf Coast beaches.
Where is this duplex located?
The property is located at 1457 Georgia Place Gulfport, MS.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: One block from the Mississippi Gulf Coast beaches; Upstairs residence with 3 bedrooms, 2 bathrooms, and an elevator; Separate lower‑level 1‑bedroom, 1‑bath apartment with full kitchen
