190 Eisenhower Drive, Biloxi, MS 39531

JLL is pleased to offer the opportunity to acquire a ground lease located at 190 Eisenhower Dr in Biloxi, MS, adjacent to Edgewater Mall. The asset generates total annual base rent of $85,543 and features a remaining lease term of 7.6 years with Murphy Oil USA, Inc. as the tenant, a leading gasoline and convenience retailer with approximately 1,700 locations across 27 states strategically positioned in Walmart parking lots, generating $19.4 billion in revenue from the sale of 4.8 billion gallons of fuel in 2025 and recognized as one of America's largest independent fuel retailers.

The asset is strategically positioned on an outparcel to Edgewater Mall and a Walmart Supercenter along Beach Boulevard, a highly trafficked retail thoroughfare experiencing over 30,000 vehicles per day. The property benefits from outstanding surrounding demographics in the Biloxi MSA, with over 416,000 residents and average annual household income exceeding $87,000 within a five-mile radius. The ground lease structure features a built-in rent escalation of 9% in March 2028 and remains flat for the remainder of the initial term. With four 5-year renewal options featuring 9% increases each option period, the lease provides consistent cash flow growth. This investment presents the opportunity to acquire a stabilized, income-producing asset anchored by a creditworthy national tenant with excellent real estate fundamentals in a high-growth suburb of the Mississippi Gulf Coast.