Building Details

Building Size 10,035 SF

Year Built 2004

Buildings 2

Tenancy Multi

Listing Agency: Southern Magnolia Realty, LLC. s***@somagnoliarealty.com Show Phone

Listed By: Sarah E Renken · License #B22689 Show Phone

Source: Jdanielrealtysells

Added: Jun 19 Changed: Aug 28 Last Checked: Aug 29 at 10:23AM

Report an Issue

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 Southern Magnolia Realty, LLC.

Investment Insights

Based on property information with market context.

This 21-unit mobile home park is offered with two adjoining commercial buildings containing six units. The combined property is reported at 100% occupancy, with the commercial space fully leased. Its configuration brings residential park operations and commercial units together at one address in Saucier, Mississippi.

The property is positioned just off Highway 49 and near Gulfport. It is also located within a designated Federal Opportunity Zone. The address is 17412-22 Highway 49, Saucier, MS 39574.

Key Highlights

• 21‑unit mobile home park included
• Two commercial buildings with 6 units
• 100% occupancy across the property

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

$90,241

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

7.52%

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%

$1,804,820 $1.8M

Cap Rate 7%

$1,289,157 $1.3M

Cap Rate 9%

$1,002,678 $1.0M

Market Conditions

NOI Build-Up for 10,035 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

$140.9K $14.04/SF

− Vacancy

−$12.0K −$1.19/SF

EGI

$128.9K $12.85/SF

− OpEx

−$38.7K −$3.85/SF

NOI

$90.2K $8.99/SF

Area

Harrison County, MS

Vacancy

8.50%

Lease Rate

$14.04 /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%

$1,804,820

Cap Rate 7%

$1,289,157

Cap Rate 9%

$1,002,678

Alternative Uses

Best Use

Retail

$1.29M

$1.13M – $1.50M (±1% cap)

NOI $90,241 @ 7.0% cap · market cap 7.52%

Second Best

Apartment 5plus

$801.7K

$701.5K – $935.3K (±1% cap)

NOI $56,119 @ 7.0% cap · market cap 4.68%

Theoretical Best

Healthcare Medical

$1.62M

$1.41M – $1.89M (±1% cap)

NOI $113,165 @ 7.0% cap · market cap 9.43%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Mobile home & RV ...

Suggested Use

Top Pick HVAC Service Plumbing Service (Bike/Boat/Book/etc) Store Storage Facility Building Supply Home Appliance Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

100%

Occupancy

Multi-tenant

Tenancy

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

27

Businesses Nearby

Explore this area Business Placement

Demographics for 39574, MS

14,049

Population

5,329

Households

2.6

Avg Household Size

40

Median Age

19%

College-Educated

87%

High-School Grad

213.1 sq mi

ZIP Area

66

Density / Sq Mi

$69,167

Median Household Income

$37,280

Median Earnings

$942

Median Rent

$191,500

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mobile home & rv parks located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Mobile home & RV park - Fully occupied property with adjacent commercial buildings near Highway 49 and Gulfport.

Where is this mobile home & rv park located?

The property is located at 17412-22 Highway 49 Saucier, MS.

What is the asking price?

The asking price for this property is $1,200,000.

What are key features of this property?

This property features: 21‑unit mobile home park included; Two commercial buildings with 6 units; 100% occupancy across the property