Waterfront Mixed-Use
New
For Sale
$2,100,000
707 Bienville Boulevard, Ocean Springs, MS 39564
Three-story commercial construction combines office suites, residential space, elevator access, covered outdoor areas, and multiple docks.
Property Size7,850 SF
Lot Size0.77 Acres
Price / SF$267.52
Days on Market3
Property Features for 707 Bienville Boulevard
General Information
Standard status
Active
Size
7,850 SF
Elevators
Yes
Lot size
0.77 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Amenities
hardwired internet
pier
dock
fenced outdoor storage area
Building Details
Year Built
1997
Buildings
1
Stories
3
Building Size
7,850 SF
Construction
metal structural beams
Tenancy
Multi
Listing Agency:
Coldwell Banker Smith Home Rltrs-OS
Listed By:
Amy Mann · License #S-61366
(601) 214-1312
Source:
Fiorellaavenue
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 10 at 2:45PM
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 Coldwell Banker Smith Home Rltrs-OS
Investment Insights
Based on property information with market context.
This three-story mixed-use property contains approximately 7,850 square feet on a 0.77-acre site and was built in 1997. The building includes an elevator, hardwired internet, approximately 7,800 square feet of heated and cooled space, approximately 1,000 square feet of covered porches and decks, utility and storage space, and a high-ceiling attic. The first floor offers approximately 2,000 square feet of open commercial area, while the second floor contains two office suites with multiple rooms, bathrooms, and kitchen or kitchenette areas. The third floor provides approximately 3,000 square feet of residential space.
Water access includes approximately 300 feet of dredged deep-water frontage, with approximately 200 feet bulkheaded, a pier, a 60-foot dock, and an additional 40-foot dock. The property also has a fenced outdoor storage area near the docks and approximately 300 feet of frontage along the Highway 90 Service Road. Zoned Commercial and Residential within the Entertainment District, the site includes adjacent land for additional development. Building height may allow approximately 75 feet, subject to zoning, permitting, and governmental approvals.
Water access includes approximately 300 feet of dredged deep-water frontage, with approximately 200 feet bulkheaded, a pier, a 60-foot dock, and an additional 40-foot dock. The property also has a fenced outdoor storage area near the docks and approximately 300 feet of frontage along the Highway 90 Service Road. Zoned Commercial and Residential within the Entertainment District, the site includes adjacent land for additional development. Building height may allow approximately 75 feet, subject to zoning, permitting, and governmental approvals.
Key Highlights
- Approximately 7,850‑square‑foot, three‑story mixed‑use property on 0.77 acres
- Approximately 300 feet of dredged deep‑water frontage, including 200 feet bulkheaded
- Includes a 60‑foot dock, additional 40‑foot dock, pier, and fenced outdoor storage
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office 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?
Mixed-use property - Three-story commercial construction combines office suites, residential space, elevator access, covered outdoor areas, and multiple docks.
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 property on 0.77 acres; Approximately 300 feet of dredged deep‑water frontage, including 200 feet bulkheaded; Includes a 60‑foot dock, additional 40‑foot dock, pier, and fenced outdoor storage
