Historic Mixed-Use
For Sale
$715,000
770 Jackson Street lot 102, Biloxi, MS 39530
Commercial Sale, Biloxi, MS
Property Size5,114 SF
Lot Size0.29 Acres
Price / SF$139.81
Days on Market47
Property Features for 770 Jackson Street lot 102
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Downtown
Bathrooms
2
Half bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 2
Window features
Shutters
Fireplace
1
Accessibility
Accessible Approach with Ramp
Subdivision
Metes And Bounds
Lot features
City Lot, Near Beach, City Lot, Near Beach
Directions
Hwy. 90 to G Ohr St.. Property is on the corner of G Ohr St. and Jackson St.
Standard status
Active
APN
1410k-03-085.000
Size
5,114 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 102 FT ON JACKSON ST BY 119 FT ON G. E. OHR (DELAUNEY) ST E BY BIGNIS N BY VIGNES W BY DELAUNEY ST S BY JACKSON ST S/B 124 1/2 SEC 27-7-9
Tax Annual Amount
11160
Legal Description
LOT 102 FT ON JACKSON ST BY 119 FT ON G. E. OHR (DELAUNEY) ST E BY BIGNIS N BY VIGNES W BY DELAUNEY ST S BY JACKSON ST S/B 124 1/2 SEC 27-7-9
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1908
Floors in Building
2
Flooring type
Hardwood, Carpet
Roof type
Shingle
Listing Agency:
John McDonald Realty, LLC
(228) 467-5500
Listed By:
Lloyd N Nicaud · License #S60955
(228) 323-2506
Added: Aug 13
Changed: Sep 21
Last Checked: Sep 28 at 7:06AM
MLS# 4159077
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.
The Redding House is a 5,114-square-foot historic property constructed in 1908 and restored in 2007. The building features carpet and hardwood flooring, four bathrooms, a fireplace, and an accessible approach with ramp. It was most recently operated for commercial purposes and offers a configuration that can support several use directions.
The property occupies 0.29 acres in downtown Biloxi at 770 Jackson Street. Public water and public sewer serve the site, with cable availability also noted. Potential applications identified for the building include residential conversion, retail, medical, restaurant, and office use.
The property occupies 0.29 acres in downtown Biloxi at 770 Jackson Street. Public water and public sewer serve the site, with cable availability also noted. Potential applications identified for the building include residential conversion, retail, medical, restaurant, and office use.
Key Highlights
- 5,114‑square‑foot building constructed in 1908
- Restored in 2007
- 0.29‑acre property in downtown Biloxi
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
$45,988
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
6.43%
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%
$919,760
$919.8K
Cap Rate 7%
$656,971
$657.0K
Cap Rate 9%
$510,978
$511.0K
Market Conditions
NOI Build-Up for 5,114 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
$71.8K $14.04/SF
− Vacancy
−$6.1K −$1.19/SF
EGI
$65.7K $12.85/SF
− OpEx
−$19.7K −$3.85/SF
NOI
$46.0K $8.99/SF
Area
Harrison County, MS
Vacancy
8.50%
Lease Rate
$14.04 /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%
$919,760
Cap Rate 7%
$656,971
Cap Rate 9%
$510,978
Alternative Uses
Best Use
Retail
$657.0K
$574.9K – $766.5K
NOI $45,988 @ 7.0% cap · market cap 6.43%
Second Best
Mixed Use
$517.8K
$453.1K – $604.1K
NOI $36,245 @ 7.0% cap · market cap 5.07%
Theoretical Best
Healthcare Medical
$823.9K
$720.9K – $961.2K
NOI $57,671 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,116
Businesses Nearby
89k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 71%
Shops & Services 25%
Hotels & Casinos 4%
McDonald's
Dining
26,133 visits/mo
0.2 miles
Shell
Shops & Services
19,201 visits/mo
0.2 miles
Half Shell Oyster House
Dining
17,885 visits/mo
0.0 miles
Waffle House
Dining
7,325 visits/mo
0.3 miles
Waffle House
Dining
5,964 visits/mo
0.2 miles
Demographics for 39530, MS
8,392
Population
4,533
Households
1.9
Avg Household Size
41
Median Age
18%
College-Educated
82%
High-School Grad
4.5 sq mi
ZIP Area
1,865
Density / Sq Mi
$39,755
Median Household Income
$26,222
Median Earnings
$821
Median Rent
$149,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Restored commercial property with potential for residential conversion, retail, medical, restaurant, or office use.
Where is this mixed-use property located?
The property is located at 770 Jackson Street lot 102 Biloxi, MS.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: 5,114‑square‑foot building constructed in 1908; Restored in 2007; 0.29‑acre property in downtown Biloxi
