Mixed-Use Property With Medical
For Sale
$1,350,000
2556 Marcia Ct, Biloxi, MS 39531
Three leased apartments accompany a partially completed commercial floor suited to office or clinical build-out.
Property Size7,739 SF
Price / SF$174.44
Days on Market15
Property Features for 2556 Marcia Ct
General Information
Standard status
Active
Size
7,739 SF
Taxes and HOA fees
Annual Taxes
$13,509
Building Details
Buildings
1
Listing Agency:
Century 21 Busch Realty Group
(228) 216-0438
Listed By:
Kacie P Denny · License #S52981
(228) 216-0438
Source:
Exprealty
Added: Aug 7
Changed: Aug 19
Last Checked: Aug 20 at 1:33PM
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 Century 21 Busch Realty Group
Investment Insights
Based on property information with market context.
This mixed-use property combines a medical office component with three upstairs apartments. The first floor contains over 4,000 square feet of medical office space nearing completion, allowing the interior to be configured for a medical or dental practice, aesthetics clinic, professional office, or another commercial use. The residential portion includes three two-bedroom, two-bath units that are fully leased to long-term tenants. Unit 201 contains 1,297 square feet, Unit 202 contains 1,502 square feet, and Unit 203 contains 1,297 square feet.
The property is located at 2556 Marcia Ct in Biloxi, near Edgewater Mall, the Mississippi Gulf Coast Community College Harrison County Campus, and Biloxi Beach. Its combination of unfinished commercial space and leased residential units supports both business occupancy and rental use.
The property is located at 2556 Marcia Ct in Biloxi, near Edgewater Mall, the Mississippi Gulf Coast Community College Harrison County Campus, and Biloxi Beach. Its combination of unfinished commercial space and leased residential units supports both business occupancy and rental use.
Key Highlights
- Over 4,000 square feet of first‑floor medical office space nearing completion
- Three fully leased apartments with long‑term tenants
- Each apartment includes 2 bedrooms and 2 baths
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
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 leased apartments accompany a partially completed commercial floor suited to office or clinical build-out.
Where is this mixed-use property located?
The property is located at 2556 Marcia Ct 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 fully leased apartments with long‑term tenants; Each apartment includes 2 bedrooms and 2 baths
