Waterfront Mixed-Use
New
For Sale
$2,100,000
707 Bienville Boulevard, Ocean Springs, MS 39564
Commercial Sale, Ocean Springs, MS
Property Size7,850 SF
Lot Size0.76 Acres
Price / SF$267.52
Days on Market4
Property Features for 707 Bienville Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Accessibility
Accessible Elevator Installed
Directions
Turn West on Bienville blvd. from Washington Ave. Property is less than half a mile on the right.
Standard status
Active
APN
6-02-24-010.030
Size
7,850 SF
Lot size
0.76 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM N/L HWY 90 WHICH PT IS 578.5W & 359.7' S OF MONUMENT ON E/L SEC 24 BEING 218' M/L N OF N/M HWY N 21* W 127.7' TO CENTERLINEBAYOU S 61* W 282.7' S 41* W 31.52' S 21* E 107.6' ON N/M HWYN 63* E 310.2' TO POB DB 1535-574 (23 MAP796.24-04)
Tax Annual Amount
5099
Legal Description
COM N/L HWY 90 WHICH PT IS 578.5W & 359.7' S OF MONUMENT ON E/L SEC 24 BEING 218' M/L N OF N/M HWY N 21* W 127.7' TO CENTERLINEBAYOU S 61* W 282.7' S 41* W 31.52' S 21* E 107.6' ON N/M HWYN 63* E 310.2' TO POB DB 1535-574 (23 MAP796.24-04)
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Amenities
hardwired internet
covered deck
balcony
dock
pier
Building Details
Year built
1997
Floors in Building
3
Roof type
Shingle
Listing Agency:
Coldwell Banker Smith Home Rltrs-OS · Coldwell Banker Real Estate
(228) 872-3330
Listed By:
Amy Mann · License #S-61366
(601) 214-1312
Added: Aug 31
Changed: Sep 2
Last Checked: Sep 3 at 1:06AM
MLS# 4161239
Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This three-story mixed-use property contains approximately 7,850 square feet of building area, with commercial-grade construction, an elevator, hardwired internet, covered porches and decks, utility and storage space, and a high-ceiling attic. The first floor provides approximately 2,000 square feet of open space with a concrete floor and cinder block walls. Two separate office suites occupy the second floor, each with approximately five rooms or offices, a bathroom, and a kitchen or kitchenette. The third floor provides approximately 3,000 square feet for residential use, while the office suites may be adapted for additional living space subject to applicable requirements.
Located at 707 Bienville Boulevard in Ocean Springs, the property fronts the Highway 90 Service Road and Bayou waterfront. Approximately 200 feet of shoreline is bulkheaded, with a pier, approximately 60-foot dock, and additional 40-foot dock. A fenced outdoor storage area is positioned near the docks. The property is zoned Commercial and Residential and lies within the Entertainment District. Public water and public sewer serve the site, and adjacent land is included for potential future development subject to zoning, permitting, and governmental approvals.
Located at 707 Bienville Boulevard in Ocean Springs, the property fronts the Highway 90 Service Road and Bayou waterfront. Approximately 200 feet of shoreline is bulkheaded, with a pier, approximately 60-foot dock, and additional 40-foot dock. A fenced outdoor storage area is positioned near the docks. The property is zoned Commercial and Residential and lies within the Entertainment District. Public water and public sewer serve the site, and adjacent land is included for potential future development subject to zoning, permitting, and governmental approvals.
Key Highlights
- Approximately 7,850‑square‑foot, three‑story mixed‑use building
- Approximately 300 feet of Highway 90 Service Road frontage
- Approximately 300 feet of dredged deep‑water frontage
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
$111,684
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
5.32%
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%
$2,233,680
$2.2M
Cap Rate 7%
$1,595,486
$1.6M
Cap Rate 9%
$1,240,933
$1.2M
Market Conditions
NOI Build-Up for 7,850 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
$188.4K $24.00/SF
− Vacancy
−$39.5K −$5.03/SF
EGI
$148.9K $18.97/SF
− OpEx
−$37.2K −$4.74/SF
NOI
$111.7K $14.23/SF
Area
Jackson County, MS
Vacancy
20.96%
Lease Rate
$24.00 /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%
$2,233,680
Cap Rate 7%
$1,595,486
Cap Rate 9%
$1,240,933
Alternative Uses
Best Use
Office B
$1.60M
$1.40M – $1.86M
NOI $111,684 @ 7.0% cap · market cap 5.32%
Second Best
Mixed Use
$652.1K
$570.6K – $760.8K
NOI $45,647 @ 7.0% cap · market cap 2.17%
Theoretical Best
Office A
$2.14M
$1.88M – $2.50M
NOI $150,117 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
632
Businesses Nearby
Explore this area
Business Placement
Demographics for 39564, MS
42,539
Population
18,908
Households
2.2
Avg Household Size
39
Median Age
40%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
798
Density / Sq Mi
$77,300
Median Household Income
$43,754
Median Earnings
$1,314
Median Rent
$220,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-story property combines office suites, open commercial space, residential accommodations, and direct waterfront access.
Where is this mixed-use property located?
The property is located at 707 Bienville Boulevard Ocean Springs, MS.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Approximately 7,850‑square‑foot, three‑story mixed‑use building; Approximately 300 feet of Highway 90 Service Road frontage; Approximately 300 feet of dredged deep‑water frontage
