Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Long Beach Development Opportunity Title is generated by Realmo AI

    28th Street, Long Beach, MS 39560

    View on Map
    Claim this Listing
    For Sale
    $6,485,000

    COMMERCIAL - Long Beach, MS

    Lot size:
    66.17 Acres
    Added:
    May 16, 2026
    Days on Market:
    15
    Last Refresh:
    May 30 at 1:06 pm

    Property Features for 28th Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    0611c-01-001.000
    Lot size
    66.17 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    0611C-01-002.000 SW 1/4 OF THE SE 1/4 SEC T, TWSHP 8-2 RANGE 12-W

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Lloyd N Nicaud

    Listing agent Lloyd N Nicaud License #S60955

    Listing office John McDonald Realty, LLC 117 Hwy 90, Bay Saint Louis, MS

    Listing date May 16, 2026

    MLS# 4150763 Listing URL

    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.

    HighLights

    • Large 66.17‑acre development opportunity in a high‑growth coastal corridor.
    • Strategically located south of Interstate 10 and north of Long Beach, offering exceptional regional connectivity.
    • Prime location experiencing sustained residential growth and increasing demand.
    • Zoned C‑2 Highway Commercial, suitable for a wide range of concepts.
    • Frontage and ingress from both 28th Street and Klondyke Road, providing excellent accessibility.
    • Public water and sewer available.

    Overview

    This 66.17-acre property presents a development opportunity in Long Beach, Mississippi. Situated at the intersection of 28th Street and Klondyke Road, the site is positioned south of Interstate 10 and north of Long Beach, offering regional connectivity and proximity to beaches, casinos, and entertainment venues. The location benefits from sustained residential growth and increasing demand for retail, hospitality, dining, and service-oriented commercial development. The Mississippi Gulf Coast's tourism industry supports demand for housing, shopping, entertainment, and hospitality. The property has frontage and ingress from both 28th Street and Klondyke Road. Zoned C-2 Highway Commercial, the site suits commercial, retail, hospitality, and mixed-use concepts designed to serve residents and visitors. This property is an investment opportunity with long-term potential for retail centers, hospitality concepts, commercial hubs, and mixed-use communities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Long Beach
    County
    Harrison
    State
    Mississippi
    Longitude
    -89.154972
    Latitude
    30.38316

    Nearby Similar for Sale

    • $179,900
      1,476 SF

      Versatile Commercial Property in Long Beach

      Commercial, office, or mixed-use potential in a growing market.
      612 N Wright Avenue, Long Beach, MS 39560
      View Details
    • $925,000
      10,764 SF

      Versatile Commercial Property in Long Beach

      10,764 SF mixed-use property on 3+ acres near schools.
      4277 Espy Avenue, Long Beach, MS 39560
      View Details
    • $299,900
      2,997 SF

      Commercial Building on One-Acre Lot

      Well-maintained commercial building on a spacious one-acre lot.
      644 E Railroad Street, Long Beach, MS 39560
      View Details
    • $298,000
      5,000 SF

      Long Beach Commercial Investment Opportunity

      High-visibility commercial property with immediate cash flow and income stability.
      520 E Railroad Street, Long Beach, MS 39560
      View Details
    • $35,000

      Long Beach Commercial Corner Lot

      Corner lot near shopping, nightlife, and beachfront access.
      205 2nd Avenue, Long Beach, MS 39560
      View Details
    • $860,000

      Development Opportunity in Long Beach

      8.24-acre property zoned R-3, ideal for townhome community.
      Klondyke Road, Long Beach, MS 39560
      View Details
    • $360,000

      Long Beach Industrial Land Parcel

      4.7-acre industrial land parcel in Long Beach, Mississippi.
      Johnson Road, Long Beach, MS 39560
      View Details
    • $210,000
      2,000 SF

      Long Beach Duplex Investment Opportunity

      Well-maintained Long Beach duplex with strong rental income potential.
      20017 Sunshine Drive, Long Beach, MS 39560
      View Details
    • $350,000

      Long Beach Land with Views

      Three lots in Long Beach with beach views.
      111 Shelter Rock Drive, Long Beach, MS 39560
      View Details
    • $1,730,000

      Development Opportunity in Long Beach

      12.23 acres for multi-family development near the Gulf Coast.
      28th Street, Long Beach, MS 39560
      View Details
    • $100,000

      Long Beach Land Opportunity

      3+ acres in Long Beach, near the Gulf Coast.
      9th Street, Long Beach, MS 39560
      View Details
    • $735,000

      Long Beach Development Opportunity

      33.66-acre residential development opportunity in a growing coastal corridor.
      28th Street, Long Beach, MS 39560
      View Details

    FAQs

    What type of property is this?
    Commercial land - 66.17-acre mixed-use development opportunity in Long Beach, Mississippi.
    Where is this commercial land located?
    The property is located at 28th Street Long Beach, MS.
    What is the asking price?
    The asking price for this property is $6,485,000.
    What are key features of this property?
    This property features: Large 66.17‑acre development opportunity in a high‑growth coastal corridor.; Strategically located south of Interstate 10 and north of Long Beach, offering exceptional regional connectivity.; Prime location experiencing sustained residential growth and increasing demand.
    (228) 323-2506
    We can help!
    Listing Contact
    Lloyd N Nicaud
    Real Estate License ID: S60955
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    28th Street, Long Beach, MS 39560
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!