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New Qdoba in Ocean Springs
CategoriesCommercial Retail Leasing Gulf South Real Estate Mississippi Real Estate Portfolio Management Restaurants Retail Real Estate

Qdoba is Coming to Ocean Springs — And There’s Still Space Next Door

By admin,

Ocean Springs is getting a new anchor tenant at one of its busiest intersections — and Foundation Group CRE has the space to put your business right alongside it.

The beachy blue building that was home to Castaways Bar and Grill for 16 years at 2114 Bienville Boulevard is coming down — and in its place, one of the Gulf Coast’s most exciting commercial developments is taking shape.

New retail center coming to Ocean Springs

The locally owned franchise group behind Gulfport’s top-10-ranked Qdoba Mexican Eats has finalized the purchase of the property at the hard, lighted corner of Highway 90 and Bechtel Boulevard in Ocean Springs. Demolition is complete, and the new Qdoba — with an outdoor patio, pickup lane, and third-party delivery — is slated to open in early December 2026.

But here’s what matters to you as a business owner or investor: Qdoba isn’t the only thing coming to this site.

The Opportunity Next Door

Foundation Group CRE is proud to represent the newly renovated retail space at 2114 Bienville Boulevard — a ±4,945 SF building positioned directly alongside the incoming Qdoba, with up to four suites available starting at a minimum of 1,500 SF.

This is a CH Commercial Highway-zoned property in one of Ocean Springs’ most trafficked corridors, with over 40,000 vehicles per day passing the front door. The site offers direct access from both Highway 90 and Bechtel Boulevard, making it one of the most visible and accessible storefronts in Jackson County.

Why This Location Wins

The area surrounding 2114 Bienville isn’t just busy — it’s dominated by proven, high-performing brands. Your neighbors include Planet Fitness, CVS Pharmacy, Chicken Salad Chick, Hotworx, Domino’s, Popeyes, Community Bank, and Keesler Federal Credit Union. The site sits at the gateway to the Ocean Springs School District, driving consistent daytime and evening traffic from families, commuters, and local residents year-round.

The trade area boasts strong median household incomes and dense residential rooftops — exactly the demographic profile national tenants compete for.

Ideal Uses

The space is well-suited for:

  • Restaurant or fast casual operators looking to ride the Qdoba co-tenancy

  • Medical or dental offices seeking high-visibility, accessible locations

  • Financial services — banks, credit unions, insurance offices

  • Retail boutiques or specialty service providers

Space starts at $32/SF, with suites divisible from 1,500 SF up to the full 4,945 SF.

Ready to Make a Move?

Ocean Springs is one of the Gulf Coast’s fastest-growing commercial markets, and this corner is the center of it all. Whether you’re a franchise operator, independent retailer, or regional service provider, the timing doesn’t get better than anchoring next to a brand that’s already drawing lines out the door in Gulfport.

Contact Charles Taylor to schedule a tour or request the full offering memorandum.

📞 228.365.7774
✉️ charles@thefoundationgroup.biz
🌐 thefoundationgroupcre.com

Multi-tenant Retail
CategoriesGulf South Real Estate

Why the Gulf South Is One of the Most Undervalued Commercial Real Estate Markets in the U.S.

By admin,

When investors think about high-growth commercial real estate, they often look first at coastal gateway cities. Yet some of the most compelling opportunities are found in Gulf South commercial real estate—across markets in Mississippi, Florida, Louisiana, Alabama, and Texas.

The Gulf Coast CRE investment landscape combines strong demographics, diversified economies, and attractive pricing, creating an environment where investors can still capture yield without sacrificing quality.

Why the Gulf South Still Offers Attractive Cap Rates

Compared to overheated coastal markets, commercial real estate in the Gulf South often trades at higher cap rates while maintaining solid tenant credit and strong trade areas. Investors can access:

  • Grocery-anchored neighborhood centers
  • Single-tenant net lease (STNL) pads
  • Multi-tenant retail along major corridors
  • Industrial and logistics properties near ports and interstates

 

Single Tenant Retail Pads

This blend of asset types allows investors to balance income and growth.

Population and Economic Growth Along the Gulf Coast

The Gulf Coast commercial real estate story is, in many ways, a demographic story. Population growth, inbound migration, and business expansion continue to strengthen demand for retail, medical, industrial, and service-based real estate.

Submarkets in Mississippi, the Florida Panhandle, and coastal Louisiana show:

  • Increasing household incomes

     

  • Expanding tourism and hospitality nodes

     

  • Infrastructure and port investments

     

  • Supportive business climates

     

This makes commercial real estate in the Gulf South a compelling long-term play.

Risk, Resilience, and Market Selection

While investors must account for weather, insurance, and regulatory considerations, a disciplined market and asset selection process can mitigate risk. Working with a local commercial real estate advisory team that understands submarkets street by street is critical.

A strong advisor helps investors:

  • Underwrite rent durability

     

  • Evaluate local employer and traffic drivers

     

  • Compare deals across multiple Gulf South markets

     

  • Align CRE investments with portfolio goals

     

How The Foundation Group Helps Investors Enter the Gulf South

The Foundation Group partners with private and institutional investors seeking Gulf South commercial real estate exposure. Our team provides:

  • Market and submarket analysis

     

  • Deal sourcing, including off-market opportunities

     

  • Detailed underwriting and risk assessment

     

  • Exit strategy and 1031 planning

     

If you are exploring CRE opportunities in the Gulf South, a conversation with an experienced local advisor can be the difference between chasing cap rate and building long-term value.