Duplex With Fenced
For Sale
$230,000
16255 Rio Grande St, Gulfport, MS 39501
Two-unit property with one occupied residence and a second unit available for occupancy or owner use.
Property Size1,908 SF
Price / SF$120.55
Days on Market23
Property Features for 16255 Rio Grande St
General Information
Standard status
Active
Size
1,908 SF
Property subtype
Multi-Family
Additional Details
Road Access
Yes
Multifamily Units
2
Building Details
Year Built
2001
Listing Agency:
Coastal Realty Group
(228) 669-6280
Listed By:
Cecilia N Patricks · License #S50131
Source:
Propertiesnorthms
Added: Jul 31
Changed: Aug 20
Last Checked: Aug 21 at 8:42AM
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 Coastal Realty Group
Investment Insights
Based on property information with market context.
Built in 2001, this 1,908-square-foot duplex includes two separate residential units, providing a flexible configuration for rental or combined owner occupancy. One unit is occupied, while the other is vacant and available for a new tenant or resident. Each unit has its own fenced backyard, adding private outdoor space to both residences.
The property sits on a quiet dead-end street at 16255 Rio Grande St in Gulfport, MS 39501. Its two-unit layout, individual outdoor areas, and partially vacant configuration support multiple occupancy arrangements without relying on a single household setup.
The property sits on a quiet dead-end street at 16255 Rio Grande St in Gulfport, MS 39501. Its two-unit layout, individual outdoor areas, and partially vacant configuration support multiple occupancy arrangements without relying on a single household setup.
Key Highlights
- Two‑unit duplex totaling 1,908 square feet
- Built in 2001
- One unit occupied and one unit vacant
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
$12,008
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
5.22%
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%
$240,160
$240.2K
Cap Rate 7%
$171,543
$171.5K
Cap Rate 9%
$133,422
$133.4K
Market Conditions
NOI Build-Up for 1,908 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
$18.5K $9.72/SF
− Vacancy
−$1.4K −$0.73/SF
EGI
$17.2K $8.99/SF
− OpEx
−$5.1K −$2.70/SF
NOI
$12.0K $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%
$240,160
Cap Rate 7%
$171,543
Cap Rate 9%
$133,422
Alternative Uses
Best Use
Multifamily LT 5
$171.5K
$150.1K – $200.1K
NOI $12,008 @ 7.0% cap · market cap 5.22%
Second Best
Apartment 5plus
$152.4K
$133.4K – $177.8K
NOI $10,670 @ 7.0% cap · market cap 4.64%
Theoretical Best
Healthcare Medical
$307.4K
$269.0K – $358.6K
NOI $21,517 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Explore this area
Business Placement
Demographics for 39501, MS
22,599
Population
10,565
Households
2.1
Avg Household Size
35
Median Age
13%
College-Educated
78%
High-School Grad
14.4 sq mi
ZIP Area
1,569
Density / Sq Mi
$33,491
Median Household Income
$28,522
Median Earnings
$962
Median Rent
$115,300
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 - Two-unit property with one occupied residence and a second unit available for occupancy or owner use.
Where is this duplex located?
The property is located at 16255 Rio Grande St Gulfport, MS.
What is the asking price?
The asking price for this property is $230,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,908 square feet; Built in 2001; One unit occupied and one unit vacant
