Dual-Suite Office
For Sale
$663,000
169 Lameuse St, Biloxi, MS 39530
Two separately configured units provide offices, reception areas, break rooms, and restrooms.
Property Size4,000 SF
Price / SF$165.75
Days on Market13
Property Features for 169 Lameuse St
General Information
Standard status
Active
Size
4,000 SF
Occupancy
100%
Additional Details
Asking Price
$663,000
Office Units
2
Building Details
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
Thom Newman, II Realty
(228) 697-9794
Listed By:
Thom H Newman · License #B14638
Source:
Fiorellaavenue
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 30 at 6:48PM
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 Thom Newman, II Realty
Investment Insights
Based on property information with market context.
This 4,000-square-foot office property is arranged as two distinct commercial units that can also function as one larger space. Suite A includes 6 offices, a reception area, a break room, and 2 restrooms. Suite B offers 4 offices, a reception area, a break room, and 2 restrooms.
The property occupies two separate parcels with paved parking for clients and staff. Suite A is used by the owner, who prefers a leaseback arrangement with the buyer, while Suite B is leased to a wellness business. A partial roof replacement was completed in 2020. The property is located at 169 Lameuse St in walkable downtown Biloxi, near dining, entertainment, regional attractions, and government hubs.
The property occupies two separate parcels with paved parking for clients and staff. Suite A is used by the owner, who prefers a leaseback arrangement with the buyer, while Suite B is leased to a wellness business. A partial roof replacement was completed in 2020. The property is located at 169 Lameuse St in walkable downtown Biloxi, near dining, entertainment, regional attractions, and government hubs.
Key Highlights
- 4,000‑square‑foot office property configured as two commercial units
- Suite A includes 6 offices, reception, break room, and 2 restrooms
- Suite B includes 4 offices, reception, break room, and 2 restrooms
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
$31,882
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
4.81%
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%
$637,640
$637.6K
Cap Rate 7%
$455,457
$455.5K
Cap Rate 9%
$354,244
$354.2K
Market Conditions
NOI Build-Up for 4,000 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
$51.8K $12.96/SF
− Vacancy
−$9.3K −$2.33/SF
EGI
$42.5K $10.63/SF
− OpEx
−$10.6K −$2.66/SF
NOI
$31.9K $7.97/SF
Area
Harrison County, MS
Vacancy
18.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
25.00%
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%
$637,640
Cap Rate 7%
$455,457
Cap Rate 9%
$354,244
Alternative Uses
Best Use
Office B
$455.5K
$398.5K – $531.4K
NOI $31,882 @ 7.0% cap · market cap 4.81%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$644.4K
$563.9K – $751.8K
NOI $45,108 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,178
Businesses Nearby
Explore this area
Business Placement
Demographics for 39530, MS
8,392
Population
4,533
Households
1.9
Avg Household Size
41
Median Age
18%
College-Educated
82%
High-School Grad
4.5 sq mi
ZIP Area
1,865
Density / Sq Mi
$39,755
Median Household Income
$26,222
Median Earnings
$821
Median Rent
$149,600
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 - Two separately configured units provide offices, reception areas, break rooms, and restrooms.
Where is this office units located?
The property is located at 169 Lameuse St Biloxi, MS.
What is the asking price?
The asking price for this property is $663,000.
What are key features of this property?
This property features: 4,000‑square‑foot office property configured as two commercial units; Suite A includes 6 offices, reception, break room, and 2 restrooms; Suite B includes 4 offices, reception, break room, and 2 restrooms
