Clear-Span Flex
For Sale
$389,000
3717 Hospital Road lot 69, Pascagoula, MS 39581
Commercial Sale, Pascagoula, MS
Property Size2,000 SF
Lot Size0.33 Acres
Price / SF$162.08
Days on Market381
Property Features for 3717 Hospital Road lot 69
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Subdivision
Metes And Bounds
Lot features
Corner Lot, Corner Lot
Directions
Driving west on Hwy. 90/Denny Ave. Take a right on Hospital Street, first building over the railroad tracks to your right.
Standard status
Active
APN
4-17-02-989.092
Size
2,400 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BEG S/M L & N RR & W/M HOSPITALRD S 18 DEG E 113.3' SWLY 160' M/L N TO S/M L & N RR NELY TO POBPT LOT 69 S KREBS TR DB 1957-342 (STORE #0001588) (56 MAP861.01-04)
Tax Annual Amount
1765
Legal Description
BEG S/M L & N RR & W/M HOSPITALRD S 18 DEG E 113.3' SWLY 160' M/L N TO S/M L & N RR NELY TO POBPT LOT 69 S KREBS TR DB 1957-342 (STORE #0001588) (56 MAP861.01-04)
Utilities
Water source
Public
Building Details
Year built
1985
Floors in Building
1
Listing Agency:
Coastal Realty Group
(228) 280-8026
Listed By:
Trinity R Walker · License #S56126
(228) 424-1040
Added: Aug 7, 2025
Changed: Aug 19
Last Checked: Aug 22 at 10:06AM
MLS# 4121829
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 flex space is a clear-span metal building with an open interior layout and one bathroom. The property was built in 1985 and has public water service. Its configuration supports a range of commercial layouts, subject to the applicable requirements for the intended use.
The building is positioned at Highway 90 and Hospital Road, providing access from both streets. A railroad right-of-way extends along the north side of the property, creating an established separation from future development in that direction.
The building is positioned at Highway 90 and Hospital Road, providing access from both streets. A railroad right-of-way extends along the north side of the property, creating an established separation from future development in that direction.
Key Highlights
- Clear‑span metal building with open floor plan
- Located at the Highway 90 and Hospital Road intersection
- 0.33‑acre property
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
$30,756
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%
$615,120
$615.1K
Cap Rate 7%
$439,371
$439.4K
Cap Rate 9%
$341,733
$341.7K
Market Conditions
NOI Build-Up for 2,400 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
$51.3K $21.36/SF
− Vacancy
−$3.9K −$1.64/SF
EGI
$47.3K $19.72/SF
− OpEx
−$16.6K −$6.90/SF
NOI
$30.8K $12.81/SF
Area
Jackson County, MS
Vacancy
7.70%
Lease Rate
$21.36 /SF/Yr
Expense Ratio
35.00%
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%
$615,120
Cap Rate 7%
$439,371
Cap Rate 9%
$341,733
Alternative Uses
Best Use
Flex RnD
$439.4K
$384.5K – $512.6K
NOI $30,756 @ 7.0% cap · market cap 7.91%
Second Best
Retail
$408.1K
$357.1K – $476.2K
NOI $28,570 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$655.7K
$573.7K – $764.9K
NOI $45,896 @ 7.0% cap · market cap 11.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,031
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39581, MS
11,512
Population
5,411
Households
2.1
Avg Household Size
35
Median Age
18%
College-Educated
86%
High-School Grad
14.0 sq mi
ZIP Area
822
Density / Sq Mi
$37,571
Median Household Income
$26,774
Median Earnings
$892
Median Rent
$125,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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- Gwen's Catering — 3304 Spruce St, Pascagoula, MS 39581
Frequently Asked Questions
What type of property is this?
Flex space - Open-plan commercial building with dual-street access at Highway 90 and Hospital Road.
Where is this flex space located?
The property is located at 3717 Hospital Road lot 69 Pascagoula, MS.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Clear‑span metal building with open floor plan; Located at the Highway 90 and Hospital Road intersection; 0.33‑acre property
