Bar With Four Rental
For Sale
$499,000
2061 Pass Road, Biloxi, MS 39531
Commercial Sale, Biloxi, MS
Property Size3,392 SF
Lot Size0.53 Acres
Price / SF$147.11
Days on Market228
Property Features for 2061 Pass Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Neighborhood Business
Lot features
Corner Lot, Corner Lot
Directions
From Hwy 90, turn onto Beauvoir Rd. At Pass Rd, turn right (east) Pub will be on your right about 1 mile.
Standard status
Active
APN
1210f-03-020.001
Size
3,392 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM NE COR LEWIS ST & S LN PASS RD S 232 FT E 110 FT N 232 FT W 110 FT TO BEG BEAUVOIR TRUCK FARM
Tax Annual Amount
4782
Legal Description
COM NE COR LEWIS ST & S LN PASS RD S 232 FT E 110 FT N 232 FT W 110 FT TO BEG BEAUVOIR TRUCK FARM
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Floors in Building
1
Listing Agency:
Coldwell Banker Alfonso Realty-Lorraine Rd · Coldwell Banker Real Estate
(228) 287-1000
Listed By:
Carolyn B Handler · License #S48634
(228) 424-7965
Added: Jan 13
Changed: Aug 26
Last Checked: Aug 29 at 1:06AM
MLS# 4135999
Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,392-square-foot bar property includes the existing furniture, fixtures, and equipment. Four pool tables are part of the setup, while the ATM, jukebox, and cigarette machine are leased. The bar has operated for more than 40 years and is located across Pass Road from Neighborhood Walmart in Biloxi.
Four rental units occupy the rear of the property: three one-bedroom, one-bath units and one two-bedroom, one-bath unit. Three units are occupied, and the remaining unit has been remodeled. The property sits on 0.53 acres and is served by public water and public sewer.
Four rental units occupy the rear of the property: three one-bedroom, one-bath units and one two-bedroom, one-bath unit. Three units are occupied, and the remaining unit has been remodeled. The property sits on 0.53 acres and is served by public water and public sewer.
Key Highlights
- 3,392‑square‑foot bar on 0.53 acres
- Operating history exceeding 40 years
- Four rear rental units: three 1BR/1BA and one 2BR/1BA
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
$37,841
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
7.58%
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%
$756,820
$756.8K
Cap Rate 7%
$540,586
$540.6K
Cap Rate 9%
$420,456
$420.5K
Market Conditions
NOI Build-Up for 3,392 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
$54.1K $15.96/SF
− Vacancy
−$3.7K −$1.09/SF
EGI
$50.5K $14.87/SF
− OpEx
−$12.6K −$3.72/SF
NOI
$37.8K $11.16/SF
Area
Harrison County, MS
Vacancy
6.80%
Lease Rate
$15.96 /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%
$756,820
Cap Rate 7%
$540,586
Cap Rate 9%
$420,456
Alternative Uses
Best Use
Specialty Retail
$540.6K
$473.0K – $630.7K
NOI $37,841 @ 7.0% cap · market cap 7.58%
Second Best
Apartment 5plus
$271.0K
$237.1K – $316.2K
NOI $18,969 @ 7.0% cap · market cap 3.80%
Theoretical Best
Healthcare Medical
$546.5K
$478.2K – $637.5K
NOI $38,252 @ 7.0% cap · market cap 7.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
271
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39531, MS
19,965
Population
9,660
Households
2.1
Avg Household Size
36
Median Age
34%
College-Educated
91%
High-School Grad
6.6 sq mi
ZIP Area
3,025
Density / Sq Mi
$54,599
Median Household Income
$37,293
Median Earnings
$1,066
Median Rent
$193,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- blu — 9th floor of Treasure Bay Casino, 1980 Beach Blvd, Biloxi, MS 39531
- Brandon's Grill & Bar — 1842 Beach Blvd Ste. B, Biloxi, MS 39531
- Hookah Up Cafe — 271 Beauvoir Rd, Biloxi, MS 39531
- Gail's Pub — 234b Veterans Ave, Biloxi, MS 39531
- Tobacco & Beer Discount House — 2328 Pass Rd, Biloxi, MS 39531
Frequently Asked Questions
What type of property is this?
Bar & Pub - Operating bar with included furniture, fixtures, equipment, and rear residential units.
Where is this bar & pub located?
The property is located at 2061 Pass Road Biloxi, MS.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3,392‑square‑foot bar on 0.53 acres; Operating history exceeding 40 years; Four rear rental units: three 1BR/1BA and one 2BR/1BA
