Beaujolais Villas Extended Stay Condos

Description:

Beaujolais Villas is the go-to extended-stay housing for TDY personnel coming through Keesler Air Force Base and that's a demand base that doesn't care about tourist season, gas prices, or whether the Beau Rivage Casino is running a promotion. Here's the number that should get your attention: this property ran 85–91% true occupancy on its original 37 units for three straight years — 2023, 2024, and 2025. Not projected. Not stabilized-per-the-broker. Already happened, every year, on record. When you're turning away that much business for three years running, you don't need a market study to tell you there's demand — you need more rooms. So they built 8 more. That expansion absorbed 22% more inventory and occupancy only dipped to 86.4%. If you've underwritten enough deals, you know how rare that is. Most operators add supply and watch their occupancy bleed for a year or two while the market catches up. This one barely blinked. The 2027 proforma NOI of $688,762 doesn't ask you to believe in anything that hasn't already happened. Every driver — the expansion, the occupancy, the elimination of the off-site overflow-housing cost — is sitting in the trailing financials right now. We didn't assume a single dollar of rent growth to get there. And on price: at $144,444 a unit, you're inside this property's floor value even if you stripped out the extended-stay operation entirely and rented these units long-term at market rates. I ran that math too — it's in the financial section. This isn't a deal that needs the extended-stay premium to work. It's just better with it. The original 37 units were built in 1994 and completely renovated in 2019. The last building with 8 one bedroom units was completed in late 2025.


The property is located southeast of Interstate 10 & Interstate 110, which is one of the most heavily developed interchanges along the Mississippi Gulf Coast. The immediate area around Beaujolais Villas is residential, with commercial uses just south of the property.


Beaujolais Villas is a 45-unit, fully furnished extended-stay apartment community at 11263 Gorenflo Rd in D'Iberville, Mississippi, about 4 miles from Keesler Air Force Base and just minutes from the Promenade Shopping Center. The property runs on flexible lease terms — nightly through multi-month — built around how Keesler's TDY personnel actually need to live while they're here. A new building consisting of 8 1 BR units was completed late 2025 and brought the total to 45. Every unit comes fully furnished — full kitchen with basic utensils included, living and dining space, private bedrooms — with new, matching furniture selected for quality and current style. Property amenities include washer and dryers in every room, a fenced pool, a complimentary fleet of 10 courtesy loaner vehicles, and two EV charging stations added in 2026.