Gas Station and Convenience
For Sale
$350,000
4317 Nathan Hale Ave, Pascagoula, MS 39581
Existing retail improvements include fuel infrastructure, walk-in coolers, LED lighting, and dedicated service areas.
Property Size2,400 SF
Lot Size0.50 Acres
Price / SF$145.83
Days on Market50
Property Features for 4317 Nathan Hale Ave
General Information
Standard status
Active
Size
2,400 SF
Lot size
0.50 Acres
Property Condition
Severity
Minor
Evidence
a little elbow grease and TLC
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,943
Amenities
walk-in coolers
LED lighting
coffee/snack islands
secure backroom/office space
Building Details
Buildings
1
Listing Agency:
Real Broker, LLC.
(228) 235-5869
Listed By:
Melissa Jett · License #S58520
(228) 235-5869
Source:
Exprealty
Added: Jul 2
Changed: Aug 15
Last Checked: Aug 20 at 10:56AM
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 Real Broker, LLC.
Investment Insights
Based on property information with market context.
This gas station and convenience store occupies approximately 2,400 square feet on a half-acre parcel. The improvements include walk-in coolers, LED lighting, coffee and snack islands, and a secured rear office and storage area. Underground storage tanks are reported as current and compliant with state environmental regulations.
The property is located at 4317 Nathan Hale Ave in Pascagoula, Mississippi, near businesses and residential neighborhoods. Site features include road frontage, direct ingress and egress, and ample parking. The existing layout combines fuel-related infrastructure with convenience retail space and back-of-house areas.
The property is located at 4317 Nathan Hale Ave in Pascagoula, Mississippi, near businesses and residential neighborhoods. Site features include road frontage, direct ingress and egress, and ample parking. The existing layout combines fuel-related infrastructure with convenience retail space and back-of-house areas.
Key Highlights
- Approximately 2,400‑square‑foot convenience store and gas station
- Half‑acre parcel with road frontage and ample parking
- Underground storage tanks compliant with state environmental regulations
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
$28,570
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
8.16%
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%
$571,400
$571.4K
Cap Rate 7%
$408,143
$408.1K
Cap Rate 9%
$317,444
$317.4K
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
$40.9K $17.04/SF
− Vacancy
−$82 −$0.03/SF
EGI
$40.8K $17.01/SF
− OpEx
−$12.2K −$5.10/SF
NOI
$28.6K $11.90/SF
Area
Jackson County, MS
Vacancy
0.20%
Lease Rate
$17.04 /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%
$571,400
Cap Rate 7%
$408,143
Cap Rate 9%
$317,444
Alternative Uses
Best Use
Specialty Retail
$507.0K
$443.6K – $591.5K
NOI $35,488 @ 7.0% cap · market cap 10.14%
Second Best
Retail
$408.1K
$357.1K – $476.2K
NOI $28,570 @ 7.0% cap · market cap 8.16%
Theoretical Best
Office A
$655.7K
$573.7K – $764.9K
NOI $45,896 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
263
Businesses Nearby
241k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 41%
Dining 25%
Groceries 11%
Shops & Services 9%
Walmart
Superstores
84,755 visits/mo
0.5 miles
Raising Cane's Chicken Fingers
Dining
27,501 visits/mo
0.3 miles
Aldi
Groceries
25,998 visits/mo
0.3 miles
Wendy's
Dining
13,252 visits/mo
0.4 miles
Big Lots
Superstores
13,238 visits/mo
0.3 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Existing retail improvements include fuel infrastructure, walk-in coolers, LED lighting, and dedicated service areas.
Where is this gas station located?
The property is located at 4317 Nathan Hale Ave Pascagoula, MS.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Approximately 2,400‑square‑foot convenience store and gas station; Half‑acre parcel with road frontage and ample parking; Underground storage tanks compliant with state environmental regulations
