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    Gaming-Zoned Land Parcel Title is generated by Realmo AI

    401 Caillavet Street, Biloxi, MS 39530

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    Picture of Commercial land at 401 Caillavet Street, Biloxi, MS
    For Sale
    $11,000,000

    COMMERCIAL - Biloxi, MS

    Property size:
    479,000 SF
    Lot size:
    11.00 Acres
    Price / SF:
    $22/SF
    Added:
    Jun 17, 2025
    Days on Market:
    353
    Last Refresh:
    Jun 4 at 10:06 pm

    Property Features for 401 Caillavet Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    1410d-01-109.000
    Size
    479,000 SF
    Lot size
    11.00 Acres

    We can help!

    Listing Contact
    Lenny Sawyer
    Lenny Sawyer

    Listing agent Lenny Sawyer License #B3550

    Listing office Sawyer Real Estate, Inc. Of Ms. 1801 24th Avenue, Gulfport, MS

    Listing date Jun 17, 2025

    MLS# 4116557

    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

    • 11 +- acres made up of 33 separate parcels
    • Gaming zoning
    • Walking distance to IP and Boomtown
    • Drainage and cell tower easement noted

    Overview

    This offering consists of approximately 11 acres, divided into 33 separate parcels. The property is marketed with gaming zoning, making it suitable for buyers looking for land that aligns with entertainment and gaming use considerations.

    The site is located in Biloxi, Mississippi, and is described as being within walking distance to IP and Boomtown. The listing also notes drainage and cell tower easements, which are key considerations for planning, site work, and development constraints.

    For developers, investors, or operators evaluating gaming-adjacent opportunities, the value here is the combination of multi-parcel structure and gaming zoning. The presence of drainage and cell tower easements should be reviewed early as part of any due diligence process, including layout planning and engineering for improvements. Buyers who need flexible parcelization may find the 33-parcel configuration useful when considering phasing or structuring development plans across the overall acreage.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Building Supply Law Firm Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Biloxi
    County
    Harrison
    State
    Mississippi
    Longitude
    -88.892709
    Latitude
    30.408702

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    FAQs

    What type of property is this?
    Commercial land - Multi-parcel land offering gaming zoning and documented drainage plus cell tower easements.
    Where is this commercial land located?
    The property is located at 401 Caillavet Street Biloxi, MS.
    What is the asking price?
    The asking price for this property is $11,000,000.
    What are key features of this property?
    This property features: 11 +- acres made up of 33 separate parcels; Gaming zoning; Walking distance to IP and Boomtown
    (228) 861-1313
    We can help!
    Listing Contact
    Lenny Sawyer
    Lenny Sawyer
    Real Estate License ID: B3550
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    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.

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