Mobile Home Park with Commercial
For Sale
$1,200,000
1741222 17412-22 Highway 49, Saucier, MS 39574
Income-producing property combines a mobile home community with attached commercial buildings and full occupancy near Gulfport.
Property Size10,035 SF
Price / SF$119.58
Days on Market40
Property Features for 1741222 17412-22 Highway 49
General Information
Standard status
Active
Size
10,035 SF
Occupancy
100%
Financials
Gross Income
$139,320
Opportunity Zone
Yes
Building Details
Year Built
2004
Buildings
2
Tenancy
Multi
Listing Agency:
Southern Magnolia Realty, LLC.
(228) 669-6985
Listed By:
Sarah E Renken · License #B22689
Source:
Fiorellaavenue
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 29 at 6:57PM
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 income-producing property combines an established mobile home park with two commercial buildings containing six units. The property includes 21 mobile home sites or units, and both the commercial component and mobile home park are reported at 100% occupancy. The improvements date to 2004, while the commercial buildings provide an additional revenue component within the same holding.
Located just off Highway 49 in Saucier, the property is positioned near Gulfport and within a designated Federal Opportunity Zone. Its commercial and residential income components offer distinct operating uses on one site, with an existing tenant base and established rental history. Buyer to verify all information.
Located just off Highway 49 in Saucier, the property is positioned near Gulfport and within a designated Federal Opportunity Zone. Its commercial and residential income components offer distinct operating uses on one site, with an existing tenant base and established rental history. Buyer to verify all information.
Key Highlights
- 21‑unit mobile home park with 100% occupancy
- Two commercial buildings totaling 6 units
- Commercial property and mobile home park reported at 100% occupancy
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
NOI $90,241 @ 7.0% cap · market cap 7.52%
Second Best
Apartment 5plus
$801.7K
$701.5K – $935.3K
NOI $56,119 @ 7.0% cap · market cap 4.68%
Theoretical Best
Healthcare Medical
$1.62M
$1.41M – $1.89M
NOI $113,165 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
85
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Income-producing property combines a mobile home community with attached commercial buildings and full occupancy near Gulfport.
Where is this mobile home & rv park located?
The property is located at 1741222 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 with 100% occupancy; Two commercial buildings totaling 6 units; Commercial property and mobile home park reported at 100% occupancy
