Conditioned Industrial Distribution
For Sale
$5,975,000
21405 B Street, Long Beach, MS 39560
Fully conditioned warehouse/distribution facility with rail access and excess land for expansion or storage.
Property Size88,638 SF
Price / SF$67.41
Days on Market130
Property Features for 21405 B Street
General Information
Standard status
Active
Size
88,638 SF
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$40,325
Building Details
Building Size
88,638 SF
Year Built
1999
Stories
1
Listing Agency:
Southeast Commercial Real Estate Services Gulfport
Listed By:
Tim Carlson · License #13267
(228) 547-0707
Source:
Evrealestate
Added: Apr 29
Changed: Aug 23
Last Checked: Sep 5 at 5:02AM
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 Southeast Commercial Real Estate Services Gulfport
Investment Insights
Based on property information with market context.
A fully conditioned industrial building totaling 88,638 SF, suited for manufacturing, warehousing, or distribution. The property also includes excess land that can support expansion or additional storage needs.
The site offers rail access and is located near Interstate 10 for transportation-oriented operations. It is positioned just minutes from the Port of Gulfport and the Gulfport-Biloxi International Airport, supporting regional connectivity.
Offered for sale as an industrial and manufacturing-focused facility, the property provides a practical Gulf Coast platform with both rail and highway access and the flexibility of additional land on-site.
The site offers rail access and is located near Interstate 10 for transportation-oriented operations. It is positioned just minutes from the Port of Gulfport and the Gulfport-Biloxi International Airport, supporting regional connectivity.
Offered for sale as an industrial and manufacturing-focused facility, the property provides a practical Gulf Coast platform with both rail and highway access and the flexibility of additional land on-site.
Key Highlights
- 88,638 SF fully conditioned industrial building for manufacturing, warehousing, or distribution.
- Rail access supports transportation and logistics operations.
- Excess land included for expansion or additional storage.
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
$442,827
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
7.41%
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%
$8,856,540
$8.9M
Cap Rate 7%
$6,326,100
$6.3M
Cap Rate 9%
$4,920,300
$4.9M
Market Conditions
NOI Build-Up for 88,638 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
$691.4K $7.80/SF
− Vacancy
−$58.8K −$0.66/SF
EGI
$632.6K $7.14/SF
− OpEx
−$189.8K −$2.14/SF
NOI
$442.8K $5.00/SF
Area
Harrison County, MS
Vacancy
8.50%
Lease Rate
$7.80 /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%
$8,856,540
Cap Rate 7%
$6,326,100
Cap Rate 9%
$4,920,300
Alternative Uses
Best Use
Warehouse
$8.57M
$7.50M – $10.00M
NOI $600,183 @ 7.0% cap · market cap 10.04%
Second Best
Industrial
$6.33M
$5.54M – $7.38M
NOI $442,827 @ 7.0% cap · market cap 7.41%
Theoretical Best
Healthcare Medical
$14.28M
$12.49M – $16.66M
NOI $999,571 @ 7.0% cap · market cap 16.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 39560, MS
18,611
Population
8,429
Households
2.2
Avg Household Size
41
Median Age
31%
College-Educated
94%
High-School Grad
20.3 sq mi
ZIP Area
917
Density / Sq Mi
$73,090
Median Household Income
$40,000
Median Earnings
$1,196
Median Rent
$210,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Fully conditioned warehouse/distribution facility with rail access and excess land for expansion or storage.
Where is this warehouse located?
The property is located at 21405 B Street Long Beach, MS.
What is the asking price?
The asking price for this property is $5,975,000.
What are key features of this property?
This property features: 88,638 SF fully conditioned industrial building for manufacturing, warehousing, or distribution.; Rail access supports transportation and logistics operations.; Excess land included for expansion or additional storage.
