Two-Unit Duplex with Separate
For Sale
$105,000
522 E Railroad St, Gulfport, MS 39507
Two one-bedroom residences offer individual access on a four-lot parcel near downtown Gulfport and Hwy 90.
Property Size1,398 SF
Lot Size0.38 Acres
Price / SF$75.11
Days on Market12
Property Features for 522 E Railroad St
General Information
Standard status
Active
Size
1,398 SF
Lot size
0.38 Acres
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
could benefit from some updating and improvements
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1965
Listing Agency:
RE/MAX Results In Real Estate, Inc.
(228) 697-1803
Listed By:
Tracy L Johnson · License #S51172
Source:
Fiorellaavenue
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 30 at 7:02PM
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 RE/MAX Results In Real Estate, Inc.
Investment Insights
Based on property information with market context.
Built in 1965, this duplex contains 1,398 square feet with two separate residences, each arranged as a one-bedroom, one-bath unit. Individual entrances support distinct access for both households, while mature oak trees add established site character. The property would benefit from updating and improvements, providing a renovation-oriented acquisition for an investor or owner-user seeking a small residential income property.
The duplex occupies 4 lots totaling approximately .38 acre. Its setting near downtown Gulfport and Hwy 90 provides access to two established local reference points. The address is 522 E Railroad St, Gulfport, MS 39507.
The duplex occupies 4 lots totaling approximately .38 acre. Its setting near downtown Gulfport and Hwy 90 provides access to two established local reference points. The address is 522 E Railroad St, Gulfport, MS 39507.
Key Highlights
- Two‑unit duplex with 1,398 square feet
- Each unit includes 1 bedroom and 1 bathroom
- Separate entrances for both units
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
$8,799
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%
$175,980
$176.0K
Cap Rate 7%
$125,700
$125.7K
Cap Rate 9%
$97,767
$97.8K
Market Conditions
NOI Build-Up for 1,398 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
$13.6K $9.72/SF
− Vacancy
−$1.0K −$0.73/SF
EGI
$12.6K $8.99/SF
− OpEx
−$3.8K −$2.70/SF
NOI
$8.8K $6.29/SF
Area
Harrison County, MS
Vacancy
7.50%
Lease Rate
$9.72 /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%
$175,980
Cap Rate 7%
$125,700
Cap Rate 9%
$97,767
Alternative Uses
Best Use
Multifamily LT 5
$125.7K
$110.0K – $146.7K
NOI $8,799 @ 7.0% cap · market cap 8.38%
Second Best
Apartment 5plus
$111.7K
$97.7K – $130.3K
NOI $7,818 @ 7.0% cap · market cap 7.45%
Theoretical Best
Healthcare Medical
$225.2K
$197.1K – $262.8K
NOI $15,765 @ 7.0% cap · market cap 15.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
131
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom residences offer individual access on a four-lot parcel near downtown Gulfport and Hwy 90.
Where is this duplex located?
The property is located at 522 E Railroad St Gulfport, MS.
What is the asking price?
The asking price for this property is $105,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,398 square feet; Each unit includes 1 bedroom and 1 bathroom; Separate entrances for both units
