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831 Highway 90 3,118 SF Office Building Bay Saint Louis, MS 39520 $635,000 ($203.66/SF) 8% Cap Rate
Executive Summary
Fully Leased 3,118 SF Bay St. Louis Medical Office Building– with a 5-Year National Medical Tenant | Forward 9% Cap | Annual Escalations. Turnkey income-producing commercial property in Bay St. Louis, Mississippi, secured by a 5-year lease with a national medical tenant beginning 11/15/2025. The lease includes contractual annual rent increases, delivering an initial 8.00% cap rate and a forward cap approaching 9% by Year 5. The newly renovated 3,118 SF single-tenant building is located just off Highway 90 within a well-established medical and professional office complex adjacent to Ochsner Medical Center. Zoned C-3 (Highway Commercial) with 16 dedicated parking spaces, the property supports medical, professional, and retail office uses while providing strong long-term tenant demand and re-tenanting optionality. Cap Rate schedule: Year 1 – 8.00%, Year 2 – 8.25%, Year 3 – 8.49%, Year 4 – 8.75%, Year 5 – 9%. Detailed Cap Rate schedule attached.
Property Facts
Sale Type
Investment
Sale Condition
1031 Exchange
Property Type
Building Size
3,118 SF
Building Class
C
Year Built
1987
Price
$635,000
Price Per SF
$203.66
Cap Rate
8%
NOI
$50,800
Tenancy
Single
Building Height
1 Story
Typical Floor Size
3,118 SF
Building FAR
0.29
Lot Size
0.25 AC
Opportunity Zone
Yes
Zoning
C-3 - Highway Commercial
Parking
16 Spaces (5.13 Spaces per 1,000 SF Leased)
Amenities
- Security System
- Signage
- Wheelchair Accessible
- Reception
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Property Taxes
| Parcel Number | 137G-0-25-025.004 | Improvements Assessment | $32,397 |
| Land Assessment | $5,168 | Total Assessment | $37,565 |
Property Taxes
Parcel Number
137G-0-25-025.004
Land Assessment
$5,168
Improvements Assessment
$32,397
Total Assessment
$37,565
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831 Highway 90
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