Highway-Fronting Conventional
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For Sale
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4505 Bienville Boulevard, Ocean Springs, MS 39564
C-3-zoned restaurant with commercial cooking equipment, walk-in cold storage, and on-site parking.
Property Size6,153 SF
Price / SF$268.16
Days on Market7
Property Features for 4505 Bienville Boulevard
General Information
Standard status
Active
Size
6,153 SF
Class
A
Property subtype
Retail, Mixed Use, Special Purpose
Zoning
C-3
Building Details
Year Built
2001
Year Renovated
2021
Listing Agency:
ABEK Real Estate
(985) 788-4993
Listed By:
Larry Haik jr · License #LA 000036766
Source:
Crexi
Added: Aug 5
Changed: Aug 10
Last Checked: Aug 10 at 3:52AM
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 ABEK Real Estate
Investment Insights
Based on property information with market context.
This 6,153 SF conventional restaurant was built in 2001 and is zoned C-3. The existing kitchen includes a 40-foot hood with integrated fire suppression, fryers, multiple stoves, a grill, commercial walk-in coolers and freezers, and two large commercial rotisserie smokers. The property is configured for restaurant operations with substantial installed kitchen infrastructure.
Located at 4505 Bienville Boulevard in Ocean Springs, the property fronts Highway 90, also identified as Bienville Boulevard, and occupies the corner of Lakeview Drive. A dedicated parking lot serves the site, with separate access points from both the highway and side street.
Located at 4505 Bienville Boulevard in Ocean Springs, the property fronts Highway 90, also identified as Bienville Boulevard, and occupies the corner of Lakeview Drive. A dedicated parking lot serves the site, with separate access points from both the highway and side street.
Key Highlights
- 6,153 SF conventional restaurant built in 2001
- C‑3 zoning
- Highway 90 frontage at the corner of Lakeview Drive
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
$90,981
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
5.51%
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%
$1,819,620
$1.8M
Cap Rate 7%
$1,299,729
$1.3M
Cap Rate 9%
$1,010,900
$1.0M
Market Conditions
NOI Build-Up for 6,153 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
$131.4K $21.36/SF
− Vacancy
−$10.1K −$1.64/SF
EGI
$121.3K $19.72/SF
− OpEx
−$30.3K −$4.93/SF
NOI
$91.0K $14.79/SF
Area
Jackson County, MS
Vacancy
7.70%
Lease Rate
$21.36 /SF/Yr
Expense Ratio
25.00%
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%
$1,819,620
Cap Rate 7%
$1,299,729
Cap Rate 9%
$1,010,900
Alternative Uses
Best Use
Specialty Retail
$1.30M
$1.14M – $1.52M
NOI $90,981 @ 7.0% cap · market cap 5.51%
Second Best
Industrial
$569.9K
$498.7K – $664.9K
NOI $39,896 @ 7.0% cap · market cap 2.42%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,665 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - C-3-zoned restaurant with commercial cooking equipment, walk-in cold storage, and on-site parking.
Where is this conventional restaurant located?
The property is located at 4505 Bienville Boulevard Ocean Springs, MS.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 6,153 SF conventional restaurant built in 2001; C‑3 zoning; Highway 90 frontage at the corner of Lakeview Drive
