Commercial Land with Existing
For Sale
$1,700,000
2596 Bienville Boulevard lot 6, Ocean Springs, MS 39564
Commercial Sale, Ocean Springs, MS
Property Size12,843 SF
Lot Size4.96 Acres
Price / SF$132.37
Days on Market99
Property Features for 2596 Bienville Boulevard lot 6
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Highway Business
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Accessibility
Accessible Approach with Ramp
Subdivision
Metes And Bounds
Lot features
City Lot, City Lot
Standard status
Active
APN
6-11-60-010.050
Size
12,843 SF
Lot size
4.96 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM SWC SEC 21 E 677.5' N N 52.39' TO POB N 79* W 155' N 310' S 79* E 20' S 290' S 79* E 135' S 20' TO POB PT LOT 6&9 JOHANNA BLOUNT S/D DB 1068-69 (24M MAP785.21-03) DB 1103-558
Tax Annual Amount
3406
Legal Description
COM SWC SEC 21 E 677.5' N N 52.39' TO POB N 79* W 155' N 310' S 79* E 20' S 290' S 79* E 135' S 20' TO POB PT LOT 6&9 JOHANNA BLOUNT S/D DB 1068-69 (24M MAP785.21-03) DB 1103-558
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Amenities
RV/storage bays
Building Details
Year built
2003
Roof type
Tile, Metal
Listing Agency:
Coldwell Banker Alfonso Realty-OS-B/O · Coldwell Banker Real Estate
(228) 875-1272
Listed By:
Kim R Bush · License #S42877
(228) 233-6336
Added: May 18
Changed: Aug 23
Last Checked: Aug 24 at 7:06PM
MLS# 4149753
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 4.96+/- acre commercial land tract includes two buildings totaling approximately 12,843 square feet. The improvements were built in 2003 and include RV/storage bays, bathrooms, tile and metal roofing, and an accessible approach with ramp. Extensive parking is also part of the property.
Positioned along Hwy 90/Bienville Blvd, the site has frontage and highway access with reported traffic of 39,000+ vehicles per day. The property is zoned CH (Commercial Highway) and is located in Flood Zone AE. Public water and public sewer serve the site, while cable is available.
Positioned along Hwy 90/Bienville Blvd, the site has frontage and highway access with reported traffic of 39,000+ vehicles per day. The property is zoned CH (Commercial Highway) and is located in Flood Zone AE. Public water and public sewer serve the site, while cable is available.
Key Highlights
- 4.96+/- acre commercial land tract
- Two buildings totaling approximately 12,843 SF
- 39,000+ vehicles per day along Hwy 90/Bienville Blvd
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
$152,885
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
8.99%
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%
$3,057,700
$3.1M
Cap Rate 7%
$2,184,071
$2.2M
Cap Rate 9%
$1,698,722
$1.7M
Market Conditions
NOI Build-Up for 12,843 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
$218.8K $17.04/SF
− Vacancy
−$438 −$0.03/SF
EGI
$218.4K $17.01/SF
− OpEx
−$65.5K −$5.10/SF
NOI
$152.9K $11.90/SF
Area
Jackson County, MS
Vacancy
0.20%
Lease Rate
$17.04 /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%
$3,057,700
Cap Rate 7%
$2,184,071
Cap Rate 9%
$1,698,722
Alternative Uses
Best Use
Retail
$2.18M
$1.91M – $2.55M
NOI $152,885 @ 7.0% cap · market cap 8.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.51M
$3.07M – $4.09M
NOI $245,599 @ 7.0% cap · market cap 14.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
39,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
562
Businesses Nearby
Explore this area
Business Placement
Demographics for 39564, MS
42,539
Population
18,908
Households
2.2
Avg Household Size
39
Median Age
40%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
798
Density / Sq Mi
$77,300
Median Household Income
$43,754
Median Earnings
$1,314
Median Rent
$220,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - CH-zoned tract includes two commercial buildings, public water, and public sewer.
Where is this commercial land located?
The property is located at 2596 Bienville Boulevard lot 6 Ocean Springs, MS.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 4.96+/- acre commercial land tract; Two buildings totaling approximately 12,843 SF; 39,000+ vehicles per day along Hwy 90/Bienville Blvd
