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    Waterfront Homesite in Gated Community Title is generated by Realmo AI

    Branigar #21, Biloxi, MS 39532

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    Claim this Listing
    For Sale
    $235,000

    LAND - Biloxi, MS

    Type:Single Family Residence
    Lot size:
    1.03 Acres
    Added:
    Apr 13, 2025
    Days on Market:
    419
    Last Refresh:
    Jun 5 at 10:06 pm

    Property Features for Branigar #21

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Standard status
    Active
    APN
    0-50-10-021.000 (Lot 21)
    Lot size
    1.03 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Lot 21 of/LOTS 19;20 & 21 ASCOT POINT S/D PH I PB 19-62&63 DB 1779-792 (242M MAP796.14)

    Utilities

    Utilities
    Cable Available
    Water front features
    Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Kristin Smith

    Listing agent Kristin Smith License #S54331

    Listing office Rain Residential 401 Porter Ave., Ocean Springs, MS

    Listing date Apr 13, 2025

    MLS# 4109990 Listing URL

    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.

    HighLights

    • Buildable Lot 21 in Ascot Pointe, a gated community in a cul‑de‑sac
    • Over 1 acre with direct Back Bay frontage and expansive water views
    • Back Bay waterfront setting with approximately 700+ feet of total water frontage across three adjacent lots
    • Three adjacent parcels available individually (or together) for additional space and privacy
    • Cable available; minutes to access the Gulf of Mexico and close to I‑10

    Overview

    Lot 21 is a waterfront homesite within Ascot Pointe, located on a cul-de-sac in a gated community. The property offers direct Back Bay frontage and a front-row view of coastal sunsets, with a lot size of 1.03 acres. This listing is for Lot 21, and the seller also has two adjacent parcels available, which may be purchased individually or in combination.

    The site is positioned along Back Bay waters and is described as providing privacy and expansive water views. The remarks note the location offers boating accessibility with access to the Gulf of Mexico just minutes away. Ascot Pointe is presented as an upscale community of large homesites and custom residences, with proximity to I-10, downtown Ocean Springs, and Biloxi.

    For buyers planning a custom coastal residence, this parcel’s waterfront orientation and single-lot configuration support designs focused on outdoor living and long water views. Because additional contiguous lots are available, it may also fit purchasers seeking more space for a larger compound or expanded estate footprint while staying within the same gated community setting.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Biloxi
    County
    Harrison
    State
    Mississippi
    Longitude
    -88.86673
    Latitude
    30.429018

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    FAQs

    What type of property is this?
    Residential land & home lot - One-acre back bay lot with direct waterfront frontage in a gated cul-de-sac, minutes to Gulf access.
    Where is this residential land & home lot located?
    The property is located at Branigar #21 Biloxi, MS.
    What is the asking price?
    The asking price for this property is $235,000.
    What are key features of this property?
    This property features: Buildable Lot 21 in Ascot Pointe, a gated community in a cul‑de‑sac; Over 1 acre with direct Back Bay frontage and expansive water views; Back Bay waterfront setting with approximately 700+ feet of total water frontage across three adjacent lots
    (228) 990-0890
    We can help!
    Listing Contact
    Kristin Smith
    Real Estate License ID: S54331
    Learn More
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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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