Renovated Flex Building with
New
For Sale
$789,000
1832 E Pass Road, Gulfport, MS 39507
Renovated commercial property combines office suites, event space, kitchen facilities, and warehouse storage.
Property Size6,600 SF
Price / SF$119.55
Days on Market7
Property Features for 1832 E Pass Road
General Information
Standard status
Active
Size
6,600 SF
Additional Details
Road Access
Yes
Office Build-Out
6,600 SF
Office Units
4
Taxes and HOA fees
Annual Taxes
$7,932
Amenities
full kitchen
entertainment area
Building Details
Buildings
1
Building Size
6,600 SF
Listing Agency:
1401 Realty Group
(228) 257-1771
Listed By:
Michael A Beech · License #S57173
(228) 257-1771
Source:
Exprealty
Added: Aug 12
Changed: Aug 18
Last Checked: Aug 18 at 11:53AM
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 1401 Realty Group
Investment Insights
Based on property information with market context.
This 6,600-square-foot flex property at 1832 E Pass Road includes four operational office suites within a renovated commercial building. The layout also features an entertainment area, full kitchen, warehouse space, and multiple oversized roll-up doors at the rear for moving large items. Kitchen equipment includes new appliances, two refrigerators, an ice machine, and an eight-person bar top.
Front and rear parking lots serve the property, which is situated on Pass Road in Gulfport. The combination of office, gathering, storage, and warehouse areas supports varied business configurations, including occupancy by one company or multiple users.
Front and rear parking lots serve the property, which is situated on Pass Road in Gulfport. The combination of office, gathering, storage, and warehouse areas supports varied business configurations, including occupancy by one company or multiple users.
Key Highlights
- 6,600‑square‑foot renovated flex building at 1832 E Pass Road
- Four fully operational office suites
- Entertainment area with full kitchen and eight‑person bar top
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
$52,605
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
6.67%
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%
$1,052,100
$1.1M
Cap Rate 7%
$751,500
$751.5K
Cap Rate 9%
$584,500
$584.5K
Market Conditions
NOI Build-Up for 6,600 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
$85.5K $12.96/SF
− Vacancy
−$15.4K −$2.33/SF
EGI
$70.1K $10.63/SF
− OpEx
−$17.5K −$2.66/SF
NOI
$52.6K $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%
$1,052,100
Cap Rate 7%
$751,500
Cap Rate 9%
$584,500
Alternative Uses
Best Use
Office B
$751.5K
$657.6K – $876.8K
NOI $52,605 @ 7.0% cap · market cap 6.67%
Second Best
Flex RnD
$729.1K
$638.0K – $850.7K
NOI $51,039 @ 7.0% cap · market cap 6.47%
Theoretical Best
Healthcare Medical
$1.06M
$930.4K – $1.24M
NOI $74,428 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
Under-served
Demand for This Use
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Valley Services Inc — 2226 Switzer Rd, Gulfport, MS 39507
- Gotta Lovett Catering and Services — Cafeteria, 2226 Switzer Road In Mississippi Gulf Coast Community College, 2226 Switzer Rd, Gulfport,
Frequently Asked Questions
What type of property is this?
Flex space - Renovated commercial property combines office suites, event space, kitchen facilities, and warehouse storage.
Where is this flex space located?
The property is located at 1832 E Pass Road Gulfport, MS.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: 6,600‑square‑foot renovated flex building at 1832 E Pass Road; Four fully operational office suites; Entertainment area with full kitchen and eight‑person bar top
