Mixed-Use Property with Two
For Sale
$435,000
70417047 7041/7047 Kiln Delisle Rd, Pass Christian, MS 39571
Two separate buildings support residential occupancy, commercial use, or an income-producing configuration in Pass Christian.
Property Size2,943 SF
Price / SF$147.81
Days on Market42
Property Features for 70417047 7041/7047 Kiln Delisle Rd
General Information
Standard status
Active
Size
2,943 SF
Building Details
Buildings
2
Listing Agency:
Southeast Properties
(228) 806-5048
Listed By:
Amanda Cumberland · License #S48867
Source:
Fiorellaavenue
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 30 at 8:32PM
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 Southeast Properties
Investment Insights
Based on property information with market context.
This mixed-use property includes two separate structures on one parcel. The residential building offers two bedrooms, one bathroom, an open-concept layout, a home office nook, and a butler’s pantry with laundry area. Outdoor space beneath a mature oak tree adds to the residential setting. The second building is described as a spacious structure suitable for residential, commercial, or income-producing use.
Located on Kiln Delisle Road in Pass Christian, the property is near Gulf Coast beaches, downtown, local restaurants, shopping, fishing, and boating. The separate-building layout provides flexibility for combining personal occupancy with a business or rental use, subject to applicable requirements.
Located on Kiln Delisle Road in Pass Christian, the property is near Gulf Coast beaches, downtown, local restaurants, shopping, fishing, and boating. The separate-building layout provides flexibility for combining personal occupancy with a business or rental use, subject to applicable requirements.
Key Highlights
- Two separate structures located on one parcel
- Residential building with 2 bedrooms and 1 bathroom
- Open floor plan with home office nook
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
$20,859
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
4.80%
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%
$417,180
$417.2K
Cap Rate 7%
$297,986
$298.0K
Cap Rate 9%
$231,767
$231.8K
Market Conditions
NOI Build-Up for 2,943 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
$37.1K $12.60/SF
− Vacancy
−$3.7K −$1.26/SF
EGI
$33.4K $11.34/SF
− OpEx
−$12.5K −$4.25/SF
NOI
$20.9K $7.09/SF
Area
Harrison County, MS
Vacancy
10.00%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
37.50%
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%
$417,180
Cap Rate 7%
$297,986
Cap Rate 9%
$231,767
Alternative Uses
Best Use
Mixed Use
$298.0K
$260.7K – $347.7K
NOI $20,859 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$235.1K
$205.7K – $274.3K
NOI $16,458 @ 7.0% cap · market cap 3.78%
Theoretical Best
Healthcare Medical
$474.1K
$414.9K – $553.1K
NOI $33,188 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 39571, MS
14,892
Population
6,790
Households
2.2
Avg Household Size
44
Median Age
33%
College-Educated
92%
High-School Grad
86.0 sq mi
ZIP Area
173
Density / Sq Mi
$64,469
Median Household Income
$41,696
Median Earnings
$1,004
Median Rent
$233,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two separate buildings support residential occupancy, commercial use, or an income-producing configuration in Pass Christian.
Where is this mixed-use property located?
The property is located at 70417047 7041/7047 Kiln Delisle Rd Pass Christian, MS.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Two separate structures located on one parcel; Residential building with 2 bedrooms and 1 bathroom; Open floor plan with home office nook
