Biloxi Retail/Restaurant Investment
For Sale
$750,000
195 Porter Ave, Biloxi, MS 39530
6,495 SF building in prime Biloxi location.
Property Size6,495 SF
Price / SF$115.47
Days on Market271
Property Features for 195 Porter Ave
General Information
Standard status
Active
Size
6,495 SF
Property subtype
Retail
Building Details
Year Built
1958
Listing Agency:
(225) 284-9092
Listed By:
Dex Shill
(225) 284-9092
Source:
Naiglobal
Added: Nov 21, 2025
Changed: Jul 6
Last Checked: Aug 19 at 5:11AM
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 Dex Shill
Investment Insights
Based on property information with market context.
This 6,495 SF building in Biloxi presents an investment opportunity for retail or restaurant enterprises. Zoned Neighborhood Business (NB), the property offers a foundation for entrepreneurial endeavors. The interior allows for personalized retail or restaurant concepts, complemented by an attractive facade. The property can seat 150+ people and features a large private dining area and two bar areas. Situated in downtown Biloxi, the location provides access to a business district, dining, and entertainment, with proximity to the Gulf Coast. Nearby points of interest include the Biloxi Lighthouse, Beau Rivage Resort & Casino, and Keesler Air Force Base. The location is in close proximity to casinos.
Key Highlights
- Prime location in the heart of Biloxi, offering convenient access to business, dining, entertainment, and the Gulf Coast.
- 6,495 SF building ideal for retail or restaurant enterprises.
- Zoned Neighborhood Business (NB), providing a strong foundation for entrepreneurial success.
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
$58,407
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
7.79%
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%
$1,168,140
$1.2M
Cap Rate 7%
$834,386
$834.4K
Cap Rate 9%
$648,967
$649.0K
Market Conditions
NOI Build-Up for 6,495 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
$91.2K $14.04/SF
− Vacancy
−$7.8K −$1.19/SF
EGI
$83.4K $12.85/SF
− OpEx
−$25.0K −$3.85/SF
NOI
$58.4K $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%
$1,168,140
Cap Rate 7%
$834,386
Cap Rate 9%
$648,967
Alternative Uses
Best Use
Specialty Retail
$1.04M
$905.7K – $1.21M
NOI $72,458 @ 7.0% cap · market cap 9.66%
Second Best
Retail
$834.4K
$730.1K – $973.5K
NOI $58,407 @ 7.0% cap · market cap 7.79%
Theoretical Best
Healthcare Medical
$1.05M
$915.6K – $1.22M
NOI $73,244 @ 7.0% cap · market cap 9.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
775
Businesses Nearby
Under-served
Demand for This Use
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Restaurant - 6,495 SF building in prime Biloxi location.
Where is this restaurant located?
The property is located at 195 Porter Ave Biloxi, MS.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Prime location in the heart of Biloxi, offering convenient access to business, dining, entertainment, and the Gulf Coast.; 6,495 SF building ideal for retail or restaurant enterprises.; Zoned Neighborhood Business (NB), providing a strong foundation for entrepreneurial success.
