Landmark Restaurant
For Sale
$890,000
6501 Highway 90, Moss Point, MS 39563
A long-running Moss Point restaurant positioned for visibility from Highway 63 and Highway 90 traffic.
Property Size4,699 SF
Price / SF$189.40
Days on Market96
Property Features for 6501 Highway 90
General Information
Standard status
Active
Size
4,699 SF
Building Details
Year Built
2008
Listing Agency:
Coastal Realty Group
Listed By:
Timothy M Switzer · License #S55496
(228) 224-9933
Source:
Fiorellaavenue
Added: Jun 10
Changed: Sep 8
Last Checked: Sep 13 at 1:31PM
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 Coastal Realty Group
Investment Insights
Based on property information with market context.
The Heritage House restaurant property offers a turnkey opportunity to own a long-standing dining concept in Moss Point. Public remarks note the Heritage House has operated as a community fixture for 30 years and is recognized for its established local following. The asset is presented as a true landmark, with the option to continue the existing legacy or bring a new restaurant concept to the site.
The property is located at the intersection of Highway 63 and Highway 90, placing it in direct view of passing motorists from both routes. The listing also states the location is just minutes from the Chevron Pascagoula Refinery, which may support a steady flow of industry-related traffic.
For operators and buyers seeking a visible restaurant location in a high-traffic corridor, this site offers an opportunity anchored by name recognition and long-term community presence. Whether you plan to maintain the Heritage House brand or reimagine the concept, the property’s established use and intersection visibility provide a practical foundation for a food and beverage business.
The property is located at the intersection of Highway 63 and Highway 90, placing it in direct view of passing motorists from both routes. The listing also states the location is just minutes from the Chevron Pascagoula Refinery, which may support a steady flow of industry-related traffic.
For operators and buyers seeking a visible restaurant location in a high-traffic corridor, this site offers an opportunity anchored by name recognition and long-term community presence. Whether you plan to maintain the Heritage House brand or reimagine the concept, the property’s established use and intersection visibility provide a practical foundation for a food and beverage business.
Key Highlights
- Long‑running Moss Point restaurant positioned for visibility from Highway 63 and Highway 90 traffic
- Located at the intersection of Highway 63 and Highway 90 in Moss Point
- Heritage House has been operating as a community landmark for 30 years
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
$69,482
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
7.81%
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%
$1,389,640
$1.4M
Cap Rate 7%
$992,600
$992.6K
Cap Rate 9%
$772,022
$772.0K
Market Conditions
NOI Build-Up for 4,699 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
$100.4K $21.36/SF
− Vacancy
−$7.7K −$1.64/SF
EGI
$92.6K $19.72/SF
− OpEx
−$23.2K −$4.93/SF
NOI
$69.5K $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%
$1,389,640
Cap Rate 7%
$992,600
Cap Rate 9%
$772,022
Alternative Uses
Best Use
Specialty Retail
$992.6K
$868.5K – $1.16M
NOI $69,482 @ 7.0% cap · market cap 7.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,860 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 39563, MS
12,300
Population
5,717
Households
2.2
Avg Household Size
47
Median Age
15%
College-Educated
86%
High-School Grad
19.9 sq mi
ZIP Area
618
Density / Sq Mi
$46,672
Median Household Income
$30,719
Median Earnings
$1,039
Median Rent
$107,800
Median Home Value
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - A long-running Moss Point restaurant positioned for visibility from Highway 63 and Highway 90 traffic.
Where is this conventional restaurant located?
The property is located at 6501 Highway 90 Moss Point, MS.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: Long‑running Moss Point restaurant positioned for visibility from Highway 63 and Highway 90 traffic; Located at the intersection of Highway 63 and Highway 90 in Moss Point; Heritage House has been operating as a community landmark for 30 years
