Remodeled Duplex with
For Sale
$399,999
554556 554-556 Loposser Ave, Gulfport, MS 39507
Two updated units include low-maintenance flooring, fireplaces, and a bonus room in one residence.
Property Size3,375 SF
Price / SF$118.52
Days on Market29
Property Features for 554556 554-556 Loposser Ave
General Information
Standard status
Active
Size
3,375 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 4BR/2BA
Multifamily Units
2
Amenities
fireplace
Building Details
Year Built
1981
Buildings
1
Listing Agency:
Blackwater Realty
(989) 620-4384
Listed By:
Lisa K Harrier
Source:
Fiorellaavenue
Added: Aug 3
Changed: Aug 31
Last Checked: Aug 31 at 2:14AM
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 Blackwater Realty
Investment Insights
Based on property information with market context.
This duplex, built in 1981, contains two 4-bedroom, 2-bath residences. Each unit includes a fireplace, while one residence also offers a bonus room for additional interior flexibility. Recent improvements include fresh paint and luxury vinyl plank flooring throughout, with no carpet in either unit.
The property is positioned directly across from Gulfport High School in Gulfport, Mississippi. Its two-unit layout supports separate household living within one property, while the substantial bedroom count and added bonus room provide useful space for residents. The combination of updated interior finishes, fireplaces, and a school-facing location defines the asset’s primary physical characteristics.
The property is positioned directly across from Gulfport High School in Gulfport, Mississippi. Its two-unit layout supports separate household living within one property, while the substantial bedroom count and added bonus room provide useful space for residents. The combination of updated interior finishes, fireplaces, and a school-facing location defines the asset’s primary physical characteristics.
Key Highlights
- Two 4‑bedroom, 2‑bath units
- 3,375 property size
- Built in 1981
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
$21,241
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
5.31%
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%
$424,820
$424.8K
Cap Rate 7%
$303,443
$303.4K
Cap Rate 9%
$236,011
$236.0K
Market Conditions
NOI Build-Up for 3,375 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
$32.8K $9.72/SF
− Vacancy
−$2.5K −$0.73/SF
EGI
$30.3K $8.99/SF
− OpEx
−$9.1K −$2.70/SF
NOI
$21.2K $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%
$424,820
Cap Rate 7%
$303,443
Cap Rate 9%
$236,011
Alternative Uses
Best Use
Multifamily LT 5
$303.4K
$265.5K – $354.0K
NOI $21,241 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$269.6K
$235.9K – $314.6K
NOI $18,874 @ 7.0% cap · market cap 4.72%
Theoretical Best
Healthcare Medical
$543.7K
$475.8K – $634.3K
NOI $38,060 @ 7.0% cap · market cap 9.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
571
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 updated units include low-maintenance flooring, fireplaces, and a bonus room in one residence.
Where is this duplex located?
The property is located at 554556 554-556 Loposser Ave Gulfport, MS.
What is the asking price?
The asking price for this property is $399,999.
What are key features of this property?
This property features: Two 4‑bedroom, 2‑bath units; 3,375 property size; Built in 1981
