Turnkey Hair Salon
For Sale
$239,000
415 Old Pass Road, Long Beach, MS 39560
Commercial Sale, Long Beach, MS
Property Size1,296 SF
Lot Size0.17 Acres
Price / SF$184.41
Days on Market245
Property Features for 415 Old Pass Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Parking features
Off Street
Window features
Blinds
Subdivision
Kohler & Russell
Lot features
Corner Lot, Level, City Lot, Rectangular Lot, Corner Lot, Level, City Lot, Rectangular Lot
Standard status
Active
APN
0612c-03-023.000
Size
1,296 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 9 BLK. 3 KOHLER & RUSSELL
Tax Annual Amount
1253
Legal Description
LOT 9 BLK. 3 KOHLER & RUSSELL
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
styling stations
hair washing bowls
salon hooded drying chairs
public and employee restrooms
waiting area
hospitality room
color mixing dispensary with washer and dryer
central air-conditioning
Building Details
Floors in Building
1
Flooring type
Vinyl
Roof type
Asphalt
Listing Agency:
Coldwell Banker Alfonso Realty-Lorraine Rd · Coldwell Banker Real Estate
(228) 287-1000
Listed By:
Carl A Larosa · License #S29641
(228) 669-4018
Added: Dec 23, 2025
Changed: Aug 19
Last Checked: Aug 25 at 1:06AM
MLS# 4134473
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 fully operational, turnkey storefront is set up as an active hair salon and includes equipment as part of the sale. The salon features eight styling stations, three hair washing bowls (with plumbing in place for a fourth), and six salon hooded drying chairs. Interior amenities include public and employee restrooms, a large waiting area, and a hospitality room. There is also a large color mixing dispensary with a washer and dryer, and the property has new central air-conditioning.
The building is located on a corner of West Old Pass Road and 4th Ave in Long Beach, MS, with parking available at both the front and back of the building.
The space is arranged for salon operations and is being offered as a long-standing business with the listed in-place salon improvements and equipment.
The building is located on a corner of West Old Pass Road and 4th Ave in Long Beach, MS, with parking available at both the front and back of the building.
The space is arranged for salon operations and is being offered as a long-standing business with the listed in-place salon improvements and equipment.
Key Highlights
- Fully operational hair salon with equipment included; business has been operating for over 40 years.
- Salon layout includes 8 styling stations, 3 hair washing bowls (plumbed for a fourth), and 6 salon hooded drying chairs.
- Includes public and employee restrooms, plus a large waiting area and a hospitality room.
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
$11,654
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
4.88%
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%
$233,080
$233.1K
Cap Rate 7%
$166,486
$166.5K
Cap Rate 9%
$129,489
$129.5K
Market Conditions
NOI Build-Up for 1,296 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
$18.2K $14.04/SF
− Vacancy
−$1.5K −$1.19/SF
EGI
$16.6K $12.85/SF
− OpEx
−$5.0K −$3.85/SF
NOI
$11.7K $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%
$233,080
Cap Rate 7%
$166,486
Cap Rate 9%
$129,489
Alternative Uses
Best Use
Retail
$166.5K
$145.7K – $194.2K
NOI $11,654 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$208.8K
$182.7K – $243.6K
NOI $14,615 @ 7.0% cap · market cap 6.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
462
Businesses Nearby
14k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 79%
Dining 21%
Dollar General
Shops & Services
7,212 visits/mo
0.3 miles
Chevron
Shops & Services
4,141 visits/mo
0.4 miles
Domino's Pizza
Dining
2,986 visits/mo
0.4 miles
Demographics for 39560, MS
18,611
Population
8,429
Households
2.2
Avg Household Size
41
Median Age
31%
College-Educated
94%
High-School Grad
20.3 sq mi
ZIP Area
917
Density / Sq Mi
$73,090
Median Household Income
$40,000
Median Earnings
$1,196
Median Rent
$210,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Fully operational salon with styling stations, wash bowls, drying chairs, restrooms, and new central air.
Where is this storefront property located?
The property is located at 415 Old Pass Road Long Beach, MS.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: Fully operational hair salon with equipment included; business has been operating for over 40 years.; Salon layout includes 8 styling stations, 3 hair washing bowls (plumbed for a fourth), and 6 salon hooded drying chairs.; Includes public and employee restrooms, plus a large waiting area and a hospitality room.
