Historic Restaurant Building with
For Sale
$775,000
770 Jackson Street, Biloxi, MS 39530
Restored historic property with custom millwork, fireplaces, and restaurant-ready improvements.
Property Size5,300 SF
Price / SF$146.23
Days on Market42
Property Features for 770 Jackson Street
General Information
Standard status
Active
Size
5,300 SF
Amenities
custom millwork
Corinthian columns
Paladin-arched windows
dormers
curved porches
fireplaces
grand entrance staircase
high ceilings
floor-to-ceiling windows
crystal chandeliers
stained glass windows
Building Details
Buildings
1
Listing Agency:
The Xchange Group, LLC
(228) 547-5651
Listed By:
Desmond C Felsher · License #S46057
(228) 547-5651
Source:
Insightgroupms
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 2:52PM
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 The Xchange Group, LLC
Investment Insights
Based on property information with market context.
The Redding House is a restored historic property at 770 Jackson Street with more than 5,300 SF of architectural detail. The building features custom cypress millwork, Corinthian columns, paladin-arched windows with exterior dormers, curved porches, nine fireplaces, and a formal entrance stair with ornate mahogany and cypress craftsmanship. High ceilings, floor-to-ceiling windows, crystal chandeliers, and stained-glass windows further define the interior.
Listed on the Historical Register, the property was being prepared for restaurant use and could also be converted back into a residence. Known as the Redding House since 1908, it is identified as the only surviving downtown Biloxi mansion.
Listed on the Historical Register, the property was being prepared for restaurant use and could also be converted back into a residence. Known as the Redding House since 1908, it is identified as the only surviving downtown Biloxi mansion.
Key Highlights
- More than 5,300 SF of restored historic architecture
- Listed on the Historical Register and known as the Redding House since 1908
- Restaurant‑ready property with potential conversion back to residential use
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
$59,127
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
7.63%
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%
$1,182,540
$1.2M
Cap Rate 7%
$844,671
$844.7K
Cap Rate 9%
$656,967
$657.0K
Market Conditions
NOI Build-Up for 5,300 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
$84.6K $15.96/SF
− Vacancy
−$5.8K −$1.09/SF
EGI
$78.8K $14.87/SF
− OpEx
−$19.7K −$3.72/SF
NOI
$59.1K $11.16/SF
Area
Harrison County, MS
Vacancy
6.80%
Lease Rate
$15.96 /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%
$1,182,540
Cap Rate 7%
$844,671
Cap Rate 9%
$656,967
Alternative Uses
Best Use
Specialty Retail
$844.7K
$739.1K – $985.5K
NOI $59,127 @ 7.0% cap · market cap 7.63%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$853.8K
$747.1K – $996.1K
NOI $59,768 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,116
Businesses Nearby
89k
Monthly Visits Nearby
Balanced
Demand for This Use
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Satisfaction Buffet - call for monthly opening schedule — 777 Beach Blvd, Biloxi, MS 39530
- Treasure Bay Buffet — Beach Blvd, Biloxi, MS 39530
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restored historic property with custom millwork, fireplaces, and restaurant-ready improvements.
Where is this conventional restaurant located?
The property is located at 770 Jackson Street Biloxi, MS.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: More than 5,300 SF of restored historic architecture; Listed on the Historical Register and known as the Redding House since 1908; Restaurant‑ready property with potential conversion back to residential use
