Mixed-Use Property With Medical
New
For Sale
$1,350,000
2556 Marcia Court, Biloxi, MS 39531
COMMERCIAL - Biloxi, MS
Property Size7,739 SF
Lot Size0.61 Acres
Price / SF$174.44
Days on Market2
Property Features for 2556 Marcia Court
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
22
Window features
Double Pane Windows
Subdivision
Metes And Bounds
Elementary school
Popps Ferry
Middle school
Biloxi Jr High
High school
Biloxi
Directions
Follow I-10 W to Cedar Lake Rd in Biloxi. Take exit 44 from I-10 W 11 min (13.1 mi) Take Popp's Ferry Rd to your destination 12 min (5.9 mi) 2556 Marcia Ct Biloxi, MS 39531
Standard status
Active
APN
1110f-01-001.109
Size
7,739 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 4 PEOPLES PLAZA SUBD SEC 28-7-10
Tax Annual Amount
13509
Legal Description
LOT 4 PEOPLES PLAZA SUBD SEC 28-7-10
Building Details
Year built
2007
Floors in Building
2
Flooring type
Vinyl
Listing Agency:
Century 21 Busch Realty Group · Century 21 Real Estate
(228) 324-1715
Listed By:
Kacie P Denny · License #S52981
(228) 216-0438
Added: Aug 6
Changed: Aug 7
Last Checked: Aug 7 at 5:06AM
MLS# 4158404
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 2007 mixed-use building combines a nearly completed medical office area on the first floor with three upstairs apartments. The commercial space covers more than 4,000 square feet and can be configured for medical, dental, aesthetic, professional office, or other commercial use. The residential units each contain two bedrooms and two bathrooms, with Unit 201 measuring 1,297 square feet, Unit 202 measuring 1,502 square feet, and Unit 203 measuring 1,297 square feet. Vinyl flooring is installed throughout the property, and all three apartments are leased to long-term tenants.
The property is located at 2556 Marcia Court in Biloxi, Mississippi, near Edgewater Mall, the Mississippi Gulf Coast Community College Harrison County Campus, and Biloxi Beach. Its combination of commercial space and leased residential units supports both business occupancy and rental operations within the same building.
The property is located at 2556 Marcia Court in Biloxi, Mississippi, near Edgewater Mall, the Mississippi Gulf Coast Community College Harrison County Campus, and Biloxi Beach. Its combination of commercial space and leased residential units supports both business occupancy and rental operations within the same building.
Key Highlights
- Over 4,000 square feet of first‑floor medical office space nearing completion
- Three leased apartments, each with 2 bedrooms and 2 bathrooms
- Unit 201: 1,297 square feet; Unit 202: 1,502 square feet; Unit 203: 1,297 square feet
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
$87,273
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
6.46%
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%
$1,745,460
$1.7M
Cap Rate 7%
$1,246,757
$1.2M
Cap Rate 9%
$969,700
$969.7K
Market Conditions
NOI Build-Up for 7,739 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
$162.5K $21.00/SF
− Vacancy
−$17.1K −$2.21/SF
EGI
$145.5K $18.80/SF
− OpEx
−$58.2K −$7.52/SF
NOI
$87.3K $11.28/SF
Area
Harrison County, MS
Vacancy
10.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,745,460
Cap Rate 7%
$1,246,757
Cap Rate 9%
$969,700
Alternative Uses
Best Use
Healthcare Medical
$1.25M
$1.09M – $1.45M
NOI $87,273 @ 7.0% cap · market cap 6.46%
Second Best
Office B
$881.2K
$771.0K – $1.03M
NOI $61,683 @ 7.0% cap · market cap 4.57%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
460
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three upstairs apartments are leased, while the first-floor commercial area is nearing completion.
Where is this mixed-use property located?
The property is located at 2556 Marcia Court Biloxi, MS.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Over 4,000 square feet of first‑floor medical office space nearing completion; Three leased apartments, each with 2 bedrooms and 2 bathrooms; Unit 201: 1,297 square feet; Unit 202: 1,502 square feet; Unit 203: 1,297 square feet
