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    46 Acres Near Interstate Interchange Title is generated by Realmo AI

    8095 Menge Ave, Pass Christian, MS 39571

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    For Sale
    $7,500,000

    46 acres of commercial land with high traffic and development.

    Type:Land - Mixed-Use
    Lot size:
    46.00 Acres
    Added:
    Jan 27, 2026
    Days on Market:
    115
    Last Refresh:
    Apr 6 at 1:19 am

    Property Features for 8095 Menge Ave

    General Information

    Standard status
    Active
    Lot size
    46.00 Acres
    Property subtype
    Land - Mixed-Use

    We can help!

    Listing Contact
    Timothy Thompson

    Listing agent Timothy Thompson

    Listing office

    Listing date Jan 27, 2026

    Source Urbanproperties

    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 Timothy Thompson

    HighLights

    • High‑traffic location: 46 acres adjacent to I‑10 and Menge Ave interchange with 62,000 vehicles per day.
    • Directly across from the future Buc‑ee's location (74K SF retail, 120 fueling stations, 24 EV charging).
    • Zoned C2 – General Commercial: Offers versatile development opportunities.
    • Close to major economic drivers: Near Keesler Air Force Base and Stennis Space Center.
    • Convenient access to transportation: Proximity to Gulfport‑Biloxi Int’l Airport (11 mi.) and other cities.
    • Located in Pass Christian: One of the top school districts in the state.

    Overview

    This 46-acre commercial land is located adjacent to the southwest interchange of I-10 and Menge Ave in Harrison County. Situated on a heavily-trafficked corridor with 62,000 vehicles per day, the site is directly across the interstate from Buc-ee’s first Mississippi location, which is under construction and will feature a 74,000 square-foot retail store, 120 fueling stations, and 24 EV charging stations. The property is zoned C2 – General Commercial. Other major economic drivers in the region include Keesler Air Force Base and the Stennis Space Center, both within 30 miles. The Gulfport-Biloxi International Airport (11 miles), Bay St. Louis (12 miles), and downtown New Orleans (66 miles) are also nearby. Pass Christian is one of the top school districts in the state.
    Property Profile Location Intelligence

    Current Use by Public Records

    Flea Market & RV ... (Bike/Boat/Book/etc) Store Phat Heads Smoke ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center Auto Parts Store Storage Facility Electrical Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pass Christian
    County
    Harrison
    State
    Mississippi
    Longitude
    -89.253413
    Latitude
    30.401297

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    FAQs

    What type of property is this?
    Commercial land - 46 acres of commercial land with high traffic and development.
    Where is this commercial land located?
    The property is located at 8095 Menge Ave Pass Christian, MS.
    What is the asking price?
    The asking price for this property is $7,500,000.
    What are key features of this property?
    This property features: High‑traffic location: 46 acres adjacent to I‑10 and Menge Ave interchange with 62,000 vehicles per day.; Directly across from the future Buc‑ee's location (74K SF retail, 120 fueling stations, 24 EV charging).; Zoned C2 – General Commercial: Offers versatile development opportunities.
    (504) 264-6145
    We can help!
    Listing Contact
    Timothy Thompson
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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