Tractor Supply Co. Retail
For Sale
Contact for pricing
5001 BIENVILLE BLVD, Ocean Springs, MS 39564
Freestanding retail property occupied under an NN lease with renewal options and scheduled rent increases.
Property Size19,097 SF
Lot Size4.37 Acres
Price / SF$206.94
Days on Market8
Property Features for 5001 BIENVILLE BLVD
General Information
Standard status
Active
Size
19,097 SF
Lot size
4.37 Acres
Property subtype
Retail
Occupancy
100%
Additional Details
Traffic Count
29,600 vehicles/day
Building Details
Buildings
1
Tenancy
Single
Listing Agency:
Encore Real Estate Investment Services
Listed By:
Deno Bistolarides · License #6502378067
(248) 702-0288
Source:
Crexi
Added: Sep 15
Changed: Sep 21
Last Checked: Sep 21 at 6:19AM
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 Encore Real Estate Investment Services
Investment Insights
Based on property information with market context.
This freestanding retail property contains 19,097 square feet on a 4.37-acre site and is occupied by Tractor Supply Co. The NN lease has approximately 15 years remaining, includes four 5-year renewal options, and provides scheduled rent increases every five years. The store recorded more than 205,000 visits per year.
Positioned along U.S. Highway 90 at 5001 Bienville Blvd in Ocean Springs, the property offers frontage on a corridor carrying more than 29,600 vehicles per day. Nearby national retailers include Walmart, McDonald’s, Whataburger, Hibbett, and Circle K.
Positioned along U.S. Highway 90 at 5001 Bienville Blvd in Ocean Springs, the property offers frontage on a corridor carrying more than 29,600 vehicles per day. Nearby national retailers include Walmart, McDonald’s, Whataburger, Hibbett, and Circle K.
Key Highlights
- 19,097 SF freestanding retail building on 4.37 acres
- Leased to Tractor Supply Co. under an NN lease
- Approximately 15 years remaining on the lease
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
$227,333
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
5.75%
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%
$4,546,660
$4.5M
Cap Rate 7%
$3,247,614
$3.2M
Cap Rate 9%
$2,525,922
$2.5M
Market Conditions
NOI Build-Up for 19,097 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
$325.4K $17.04/SF
− Vacancy
−$651 −$0.03/SF
EGI
$324.8K $17.01/SF
− OpEx
−$97.4K −$5.10/SF
NOI
$227.3K $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%
$4,546,660
Cap Rate 7%
$3,247,614
Cap Rate 9%
$2,525,922
Alternative Uses
Best Use
Retail
$3.25M
$2.84M – $3.79M
NOI $227,333 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.22M
$4.56M – $6.09M
NOI $365,196 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
29,600 VPD
Traffic count
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Retail space - Freestanding retail property occupied under an NN lease with renewal options and scheduled rent increases.
Where is this retail space located?
The property is located at 5001 BIENVILLE BLVD Ocean Springs, MS.
What is the asking price?
The asking price for this property is $3,952,000.
What are key features of this property?
This property features: 19,097 SF freestanding retail building on 4.37 acres; Leased to Tractor Supply Co. under an NN lease; Approximately 15 years remaining on the lease
