Senior Living Facility With
For Sale
$340,000
1924 30th Ave, Gulfport, MS 39501
Fully leased senior living facility offers 11 resident rooms and a VA-associated operating partnership.
Property Size3,883 SF
Price / SF$87.56
Days on Market78
Property Features for 1924 30th Ave
General Information
Standard status
Active
Size
3,883 SF
Occupancy
100%
Additional Details
Cap Rate
9.18%
Sprinkler System
Yes
Taxes and HOA fees
Annual Taxes
$4,218
Amenities
employee lounge/office
utility room
storage room
Building Details
Year Renovated
2026
Listing Agency:
Coldwell Banker Alfonso Realty-Lorraine Rd
(228) 343-3583
Listed By:
Carrie A Fish
(228) 343-3583
Source:
Exprealty
Added: Jun 15
Changed: Aug 25
Last Checked: Aug 30 at 10:33PM
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 Coldwell Banker Alfonso Realty-Lorraine Rd
Investment Insights
Based on property information with market context.
This income-producing senior living facility is fully leased and currently operating with an established tenant in partnership with the VA. The property has approximately 23 months remaining on the current lease, with a tenant option to renew for an additional three years.
The facility was comprehensively remodeled with completion in February 2026, including installation of a new sprinkler system. Interior accommodations include 11 resident rooms, a kitchenette, a dedicated dining room, and two resident sitting/entertainment areas. Supporting spaces include an employee lounge/office, a utility room, and a storage room.
The layout is designed to support resident care and daily living, with one full bathroom and two half bathrooms serving the facility. The property is being offered as a turnkey investment opportunity.
The facility was comprehensively remodeled with completion in February 2026, including installation of a new sprinkler system. Interior accommodations include 11 resident rooms, a kitchenette, a dedicated dining room, and two resident sitting/entertainment areas. Supporting spaces include an employee lounge/office, a utility room, and a storage room.
The layout is designed to support resident care and daily living, with one full bathroom and two half bathrooms serving the facility. The property is being offered as a turnkey investment opportunity.
Key Highlights
- Fully leased senior living facility with VA‑associated operating partnership
- Complete remodel completed February 2026, including a new sprinkler system
- 11 resident rooms plus kitchenette and dedicated dining room
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
$21,715
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
6.39%
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%
$434,300
$434.3K
Cap Rate 7%
$310,214
$310.2K
Cap Rate 9%
$241,278
$241.3K
Market Conditions
NOI Build-Up for 3,883 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
$42.9K $11.04/SF
− Vacancy
−$3.4K −$0.87/SF
EGI
$39.5K $10.17/SF
− OpEx
−$17.8K −$4.58/SF
NOI
$21.7K $5.59/SF
Area
Harrison County, MS
Vacancy
7.90%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
45.00%
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%
$434,300
Cap Rate 7%
$310,214
Cap Rate 9%
$241,278
Alternative Uses
Best Use
Apartment 5plus
$310.2K
$271.4K – $361.9K
NOI $21,715 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$625.6K
$547.4K – $729.8K
NOI $43,789 @ 7.0% cap · market cap 12.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,221
Businesses Nearby
Under-served
Demand for This Use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Fully leased senior living facility offers 11 resident rooms and a VA-associated operating partnership.
Where is this senior housing / retirement home located?
The property is located at 1924 30th Ave Gulfport, MS.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Fully leased senior living facility with VA‑associated operating partnership; Complete remodel completed February 2026, including a new sprinkler system; 11 resident rooms plus kitchenette and dedicated dining room
