Dollar General Grocery Store
For Sale
Contact for pricing
4401 Bienville Blvd, Ocean Springs, MS 39564
Fee-simple retail property with a double-net lease, corporate tenancy, and renewal options extending beyond the current term.
Property Size9,014 SF
Price / SF$142
Days on Market143
Property Features for 4401 Bienville Blvd
General Information
Standard status
Active
Size
9,014 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$96,833
Building Details
Year Built
2006
Tenancy
Single
Listing Agency:
NX3 Commercial Group
Listed By:
Robert Zahralban · License #SL3605887
Source:
Crexi
Added: Apr 10
Changed: Aug 30
Last Checked: Aug 30 at 6:38PM
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 NX3 Commercial Group
Investment Insights
Based on property information with market context.
This fee-simple grocery and convenience store property is occupied by Dollar General and was built in 2006. The 9,014 property-size asset operates under a double-net lease with a corporate tenant that has maintained operations at the site for more than 20 years. The current lease extension runs through April 2031, followed by two additional five-year options. Each renewal includes a 10% rent increase.
The property fronts US Route 90 in Ocean Springs, Mississippi, where reported daily traffic is approximately 25,000–28,000 vehicles. Nearby national retailers include Walmart, Lowe's, and Tractor Supply Co., placing the store within an established retail corridor. The investment is offered at a 7.57% cap rate and includes a 1031 exchange or passive-investment use profile as stated in the property information.
The property fronts US Route 90 in Ocean Springs, Mississippi, where reported daily traffic is approximately 25,000–28,000 vehicles. Nearby national retailers include Walmart, Lowe's, and Tractor Supply Co., placing the store within an established retail corridor. The investment is offered at a 7.57% cap rate and includes a 1031 exchange or passive-investment use profile as stated in the property information.
Key Highlights
- Corporate Dollar General tenancy with more than 20 years of operation at the location
- Double‑net lease extension runs through April 2031
- Two additional five‑year renewal options with 10% rent bumps at each renewal
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
$107,304
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
8.38%
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%
$2,146,080
$2.1M
Cap Rate 7%
$1,532,914
$1.5M
Cap Rate 9%
$1,192,267
$1.2M
Market Conditions
NOI Build-Up for 9,014 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
$153.6K $17.04/SF
− Vacancy
−$307 −$0.03/SF
EGI
$153.3K $17.01/SF
− OpEx
−$46.0K −$5.10/SF
NOI
$107.3K $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%
$2,146,080
Cap Rate 7%
$1,532,914
Cap Rate 9%
$1,192,267
Alternative Uses
Best Use
Specialty Retail
$1.90M
$1.67M – $2.22M
NOI $133,285 @ 7.0% cap · market cap 10.41%
Second Best
Retail
$1.53M
$1.34M – $1.79M
NOI $107,304 @ 7.0% cap · market cap 8.38%
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $172,377 @ 7.0% cap · market cap 13.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 39564, MS
42,539
Population
18,908
Households
2.2
Avg Household Size
39
Median Age
40%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
798
Density / Sq Mi
$77,300
Median Household Income
$43,754
Median Earnings
$1,314
Median Rent
$220,000
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?
Grocery and convenience store - Fee-simple retail property with a double-net lease, corporate tenancy, and renewal options extending beyond the current term.
Where is this grocery and convenience store located?
The property is located at 4401 Bienville Blvd Ocean Springs, MS.
What is the asking price?
The asking price for this property is $1,280,000.
What are key features of this property?
This property features: Corporate Dollar General tenancy with more than 20 years of operation at the location; Double‑net lease extension runs through April 2031; Two additional five‑year renewal options with 10% rent bumps at each renewal
