Duplex with
For Sale
$189,900
Pending
6558 Simmons Drive, Long Beach, MS 39560
Multifamily-zoned property offers two-bedroom units, porch areas, and no HOA restrictions near the Seabee Base.
Property Size1,440 SF
Days on Market77
Property Features for 6558 Simmons Drive
General Information
Standard status
Pending
Size
1,440 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$619
Amenities
Public Sewer
One
Central Air, Electric
Central
No
Vinyl
Microwave, Range, Refrigerator
Public
2
4
In Bathroom, Inside
Eat-in Kitchen
2.00
Architectural Shingles
Other
Pillar/Post/Pier
Front Porch, Rear Porch
Building Details
Year Built
1985
Listing Agency:
Century 21 Busch Realty Group
(228) 231-3866
Listed By:
Carl Watson · License #S51291
(228) 231-3866
Source:
Compass
Added: Jun 16
Changed: Aug 30
Last Checked: Aug 30 at 2:46PM
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 Century 21 Busch Realty Group
Investment Insights
Based on property information with market context.
Built in 1985, this duplex contains two 2-bedroom, 1-bath units, each arranged with a living room and eat-in kitchen. Central air and electric service support the interiors, while front and rear porches add usable outdoor areas. The property also includes a microwave, range, and refrigerator in each unit, along with public water and sewer service.
The site encompasses over 3 acres near the Naval Construction Battalion Center in Long Beach, Mississippi. I-10, Long Beach schools, shopping, dining, entertainment, and Gulf Coast beaches are identified nearby. Multifamily zoning and the absence of HOA restrictions provide a broader land-use framework for the property. The address is 6558 Simmons Drive, Long Beach, MS 39560.
The site encompasses over 3 acres near the Naval Construction Battalion Center in Long Beach, Mississippi. I-10, Long Beach schools, shopping, dining, entertainment, and Gulf Coast beaches are identified nearby. Multifamily zoning and the absence of HOA restrictions provide a broader land-use framework for the property. The address is 6558 Simmons Drive, Long Beach, MS 39560.
Key Highlights
- Duplex with two 2‑bedroom, 1‑bath units
- Over 3 acres of land
- Multifamily zoning in place
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
$9,063
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
4.77%
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%
$181,260
$181.3K
Cap Rate 7%
$129,471
$129.5K
Cap Rate 9%
$100,700
$100.7K
Market Conditions
NOI Build-Up for 1,440 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
$14.0K $9.72/SF
− Vacancy
−$1.0K −$0.73/SF
EGI
$12.9K $8.99/SF
− OpEx
−$3.9K −$2.70/SF
NOI
$9.1K $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%
$181,260
Cap Rate 7%
$129,471
Cap Rate 9%
$100,700
Alternative Uses
Best Use
Multifamily LT 5
$129.5K
$113.3K – $151.1K
NOI $9,063 @ 7.0% cap · market cap 4.77%
Second Best
Apartment 5plus
$115.0K
$100.7K – $134.2K
NOI $8,053 @ 7.0% cap · market cap 4.24%
Theoretical Best
Healthcare Medical
$232.0K
$203.0K – $270.7K
NOI $16,239 @ 7.0% cap · market cap 8.55%
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
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 39560, MS
18,611
Population
8,429
Households
2.2
Avg Household Size
41
Median Age
31%
College-Educated
94%
High-School Grad
20.3 sq mi
ZIP Area
917
Density / Sq Mi
$73,090
Median Household Income
$40,000
Median Earnings
$1,196
Median Rent
$210,800
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Multifamily-zoned property offers two-bedroom units, porch areas, and no HOA restrictions near the Seabee Base.
Where is this duplex located?
The property is located at 6558 Simmons Drive Long Beach, MS.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Duplex with two 2‑bedroom, 1‑bath units; Over 3 acres of land; Multifamily zoning in place
