Medical Office Building with Flexible
For Sale
$489,900
416 E Pass Road, Gulfport, MS 39507
Commercial Sale, Gulfport, MS
Property Size3,300 SF
Lot Size0.31 Acres
Price / SF$148.45
Days on Market67
Property Features for 416 E Pass Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Neighborhood Business
Subdivision
Metes And Bounds
Directions
Courthouse Road- East on Pass Road- Property on left.
Standard status
Active
APN
0910i-01-086.000
Size
3,300 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG 357 FT E OF N MAR OF PASS RD & E MAR OF COURTHOUSE RD & RUN NWLY 230.7 FT NELY 60 FT SELY 230.7 FT SWLY 60 FT TO POB LESS PART TO CITY OF GPT SEC 36-7-11
Tax Annual Amount
4656
Legal Description
BEG 357 FT E OF N MAR OF PASS RD & E MAR OF COURTHOUSE RD & RUN NWLY 230.7 FT NELY 60 FT SELY 230.7 FT SWLY 60 FT TO POB LESS PART TO CITY OF GPT SEC 36-7-11
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1986
Floors in Building
1
Listing Agency:
Coldwell Banker Alfonso Realty-Lorraine Rd · Coldwell Banker Real Estate
(228) 287-1000
Listed By:
Kathy Elias · License #B14504
(228) 209-4905
Added: Jun 24
Changed: Aug 26
Last Checked: Aug 29 at 12:06AM
MLS# 4153853
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 3,300-square-foot office building was constructed in 1986 and offers a layout that can function as one larger office or be separated into two suites. The property includes separate reception and waiting areas, office rooms, exam rooms, storage areas, 2.5 baths, and a shower bath. The attic is plumbed for additional space, and a single-side-entry garage is located at the rear. Prior uses included dental, urgent care medical, and real estate office operations.
The 0.31-acre property is zoned B-1 and includes over 11 rear parking spaces with a separate access door. A sloped sidewalk connects the parking area to the main entrance and accommodates handicapped access. Public water and public sewer serve the property, with water available. The site is convenient to shopping, the interstate, Highway 90, and surrounding residential areas.
The 0.31-acre property is zoned B-1 and includes over 11 rear parking spaces with a separate access door. A sloped sidewalk connects the parking area to the main entrance and accommodates handicapped access. Public water and public sewer serve the property, with water available. The site is convenient to shopping, the interstate, Highway 90, and surrounding residential areas.
Key Highlights
- 3,300‑square‑foot office building constructed in 1986
- B‑1 zoning with a layout that can support one office or two separate suites
- Separate reception and waiting areas, exam rooms, storage, and 2.5 baths
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
$37,214
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
7.60%
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%
$744,280
$744.3K
Cap Rate 7%
$531,629
$531.6K
Cap Rate 9%
$413,489
$413.5K
Market Conditions
NOI Build-Up for 3,300 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
$69.3K $21.00/SF
− Vacancy
−$7.3K −$2.21/SF
EGI
$62.0K $18.80/SF
− OpEx
−$24.8K −$7.52/SF
NOI
$37.2K $11.28/SF
Area
Harrison County, MS
Vacancy
10.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
40.00%
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%
$744,280
Cap Rate 7%
$531,629
Cap Rate 9%
$413,489
Alternative Uses
Best Use
Healthcare Medical
$531.6K
$465.2K – $620.2K
NOI $37,214 @ 7.0% cap · market cap 7.60%
Second Best
Office B
$375.7K
$328.8K – $438.4K
NOI $26,302 @ 7.0% cap · market cap 5.37%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
641
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - B-1-zoned office property with separate reception areas, exam rooms, rear parking, and public utilities.
Where is this office building located?
The property is located at 416 E Pass Road Gulfport, MS.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: 3,300‑square‑foot office building constructed in 1986; B‑1 zoning with a layout that can support one office or two separate suites; Separate reception and waiting areas, exam rooms, storage, and 2.5 baths
