Leased Auto Service
For Sale
Contact for pricing
2580 Beach Boulevard, Biloxi, MS 39531
Fee simple auto service property leased to Pep Boys on a Beach Blvd outparcel with remaining lease term of 4 years.
Property Size14,725 SF
Price / SF$111.38
Days on Market71
Property Features for 2580 Beach Boulevard
General Information
Standard status
Active
Size
14,725 SF
Class
A
Property subtype
Retail
Occupancy
100%
Lease Type
NN
Net Operating Income
$106,903
Site & Location
Traffic Count
30,000 vehicles/day
Highway Access
Yes
Additional Details
Service Bays
8,000
Building Details
Year Built
2010
Tenancy
Single
Listing Agency:
JLL Chicago | Americas Headquarters
(251) 341-1611
Listed By:
Mohsin Mirza · License #IL 475.189943
Source:
Crexi
Added: Jun 2
Changed: Aug 8
Last Checked: Jul 16 at 7:04AM
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 JLL Chicago | Americas Headquarters
Investment Insights
Based on property information with market context.
The offering is a fee simple auto service outparcel property leased to Pep Boys, a national automotive aftermarket provider operating more than 850 locations. The asset generates total annual base rent of $106,903 and has a remaining lease term of 4.0 years, with Pep Boys in its first option period. The lease includes one additional 5-year renewal option featuring a 10% rent increase.
The property is located at 2580 Beach Boulevard in Biloxi, Mississippi, adjacent to Edgewater Mall. It is positioned on an outparcel to Edgewater Mall and a Walmart Supercenter along Beach Boulevard, described as a highly trafficked retail thoroughfare with traffic counts exceeding 30,000 vehicles per day.
For buyers seeking a stabilized, income-producing automotive service asset, this property is currently occupied under a structured lease with an additional renewal option. The tenant’s continuing presence through the option term provides a clear path to extending occupancy beyond the initial 4-year period, supported by the lease’s stated renewal economics.
The property is located at 2580 Beach Boulevard in Biloxi, Mississippi, adjacent to Edgewater Mall. It is positioned on an outparcel to Edgewater Mall and a Walmart Supercenter along Beach Boulevard, described as a highly trafficked retail thoroughfare with traffic counts exceeding 30,000 vehicles per day.
For buyers seeking a stabilized, income-producing automotive service asset, this property is currently occupied under a structured lease with an additional renewal option. The tenant’s continuing presence through the option term provides a clear path to extending occupancy beyond the initial 4-year period, supported by the lease’s stated renewal economics.
Key Highlights
- Fee simple auto service property at 2580 Beach Blvd in Biloxi, MS, adjacent to Edgewater Mall
- Leased to Pep Boys with 4.0 years remaining on the current lease term; first option period
- Annual base rent totals $106,903
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
$132,416
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
8.07%
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%
$2,648,320
$2.6M
Cap Rate 7%
$1,891,657
$1.9M
Cap Rate 9%
$1,471,289
$1.5M
Market Conditions
NOI Build-Up for 14,725 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
$206.7K $14.04/SF
− Vacancy
−$17.6K −$1.19/SF
EGI
$189.2K $12.85/SF
− OpEx
−$56.7K −$3.85/SF
NOI
$132.4K $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%
$2,648,320
Cap Rate 7%
$1,891,657
Cap Rate 9%
$1,471,289
Alternative Uses
Best Use
Retail
$1.89M
$1.66M – $2.21M
NOI $132,416 @ 7.0% cap · market cap 8.07%
Second Best
Industrial
$1.05M
$919.6K – $1.23M
NOI $73,565 @ 7.0% cap · market cap 4.49%
Theoretical Best
Healthcare Medical
$2.37M
$2.08M – $2.77M
NOI $166,054 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8000
Service bays
30,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
532
Businesses Nearby
199k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 44%
Dining 34%
Shops & Services 19%
Apparel 2%
Walmart
Superstores
87,774 visits/mo
0.4 miles
McDonald's
Dining
23,649 visits/mo
0.2 miles
Murphy USA
Shops & Services
20,971 visits/mo
0.4 miles
Starbucks
Dining
19,965 visits/mo
0.2 miles
Dollar Tree
Shops & Services
16,148 visits/mo
0.3 miles
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 Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Sears Auto Center — 2600 beach blvd, biloxi, ms 39531
- Sabbatini's Details — 276 Gulfwater Dr, Biloxi, MS 39531
- Pep Boys — 2580 Beach Blvd, Biloxi, MS 39531
- Jay's Cycles and Performance — 281 Pecan Rd, Biloxi, MS 39531
- Irigation shop — 2770 Mission Ln, Biloxi, MS 39531
Frequently Asked Questions
What type of property is this?
Auto shop - Fee simple auto service property leased to Pep Boys on a Beach Blvd outparcel with remaining lease term of 4 years.
Where is this auto shop located?
The property is located at 2580 Beach Boulevard Biloxi, MS.
What is the asking price?
The asking price for this property is $1,640,000.
What are key features of this property?
This property features: Fee simple auto service property at 2580 Beach Blvd in Biloxi, MS, adjacent to Edgewater Mall; Leased to Pep Boys with 4.0 years remaining on the current lease term; first option period; Annual base rent totals $106,903
