Multi-Tenant Shopping
For Sale
$499,500
3-1092 Acadian Dr, Gulfport, MS 39507
Established multi-tenant shopping center with long-term occupants and zoning T4+ in Gulfport.
Property Size4,395 SF
Price / SF$113.65
Days on Market157
Property Features for 3-1092 Acadian Dr
General Information
Standard status
Active
Size
4,395 SF
Taxes and HOA fees
Annual Taxes
$5,859
Listing Agency:
Blaine & Co., LLC
(228) 861-6449
Listed By:
Matthew A Blaine · License #B20768
(228) 861-6449
Source:
Exprealty
Added: Mar 25
Changed: Aug 20
Last Checked: Aug 28 at 1:00PM
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 Blaine & Co., LLC
Investment Insights
Based on property information with market context.
An established, income producing multi-tenant shopping center offering a proven rental history and a strong tenant mix, including several long term occupants with established operating histories at the property. The current tenancy is positioned to support consistent income and future lease structuring flexibility as leases are renewed or re-tenanted.
The center is strategically located just off Pass Road near the high traffic intersection of Cowan-Lorraine, with approximately 30,000 cars passing daily along Pass Road. Zoned T4+, the property supports a wide range of commercial uses. Nearby businesses include Walmart Neighborhood Market, Rouses Market, Dunkin’ Doughnuts, Walgreens, McDonald’s, and Club 4 Fitness. The center is also located directly behind Thriffiley Orthopedic and near multiple dense residential neighborhoods and apartments.
The center is strategically located just off Pass Road near the high traffic intersection of Cowan-Lorraine, with approximately 30,000 cars passing daily along Pass Road. Zoned T4+, the property supports a wide range of commercial uses. Nearby businesses include Walmart Neighborhood Market, Rouses Market, Dunkin’ Doughnuts, Walgreens, McDonald’s, and Club 4 Fitness. The center is also located directly behind Thriffiley Orthopedic and near multiple dense residential neighborhoods and apartments.
Key Highlights
- Established multi‑tenant shopping center with long‑term occupants and established rental history
- Approximately 30,000 cars passing daily along Pass Road for strong retail traffic visibility
- Strategically located just off Pass Road near the high‑traffic intersection of Cowan‑Lorraine
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
$39,523
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
7.91%
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%
$790,460
$790.5K
Cap Rate 7%
$564,614
$564.6K
Cap Rate 9%
$439,144
$439.1K
Market Conditions
NOI Build-Up for 4,395 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
$61.7K $14.04/SF
− Vacancy
−$5.2K −$1.19/SF
EGI
$56.5K $12.85/SF
− OpEx
−$16.9K −$3.85/SF
NOI
$39.5K $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%
$790,460
Cap Rate 7%
$564,614
Cap Rate 9%
$439,144
Alternative Uses
Best Use
Retail
$564.6K
$494.0K – $658.7K
NOI $39,523 @ 7.0% cap · market cap 7.91%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$708.0K
$619.5K – $826.0K
NOI $49,562 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
499
Businesses Nearby
177k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 47%
Dining 31%
Shops & Services 22%
Rouses Market
Groceries
46,405 visits/mo
0.2 miles
Walmart Neighborhood Market
Groceries
37,299 visits/mo
0.1 miles
McDonald's
Dining
22,355 visits/mo
0.3 miles
Ollie's Bargain Outlet
Shops & Services
16,840 visits/mo
0.5 miles
Taco Bell
Dining
12,406 visits/mo
0.4 miles
Demographics for 39507, MS
17,724
Population
9,032
Households
2
Avg Household Size
42
Median Age
29%
College-Educated
91%
High-School Grad
8.2 sq mi
ZIP Area
2,161
Density / Sq Mi
$49,459
Median Household Income
$37,660
Median Earnings
$1,121
Median Rent
$220,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Handsboro Square Shopping Center — 1323 E Pass Rd, Gulfport, MS 39507
- Coinstar Kiosk | Bitcoin ATM — Rouses Market, 1444 E Pass Rd, Gulfport, MS 39507
- Village Square Mall — 1909 E Pass Rd, Gulfport, MS 39507
Frequently Asked Questions
What type of property is this?
Shopping center - Established multi-tenant shopping center with long-term occupants and zoning T4+ in Gulfport.
Where is this shopping center located?
The property is located at 3-1092 Acadian Dr Gulfport, MS.
What is the asking price?
The asking price for this property is $499,500.
What are key features of this property?
This property features: Established multi‑tenant shopping center with long‑term occupants and established rental history; Approximately 30,000 cars passing daily along Pass Road for strong retail traffic visibility; Strategically located just off Pass Road near the high‑traffic intersection of Cowan‑Lorraine
