Office Building with Detached
For Sale
$175,000
208 S 25th Avenue, Hattiesburg, MS 39401
Commercial Sale, Hattiesburg, MS
Property Size1,518 SF
Lot Size0.31 Acres
Price / SF$115.28
Days on Market99
Property Features for 208 S 25th Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Window features
Wood Frames
Accessibility
Accessible Approach with Ramp
Subdivision
Hattiesburg Heights
Lot features
City Lot, Many Trees, City Lot, Many Trees
Standard status
Active
APN
2-028o-08-207.00
Size
1,518 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 19 & S 1/2 OF 20 BLK 11 BK 0606 PG 0660 01/23/1989 PREV #:H0324-11-016 B662 P417 11/14/91 B668 P071 3/9/92
Tax Annual Amount
3009
Legal Description
LT 19 & S 1/2 OF 20 BLK 11 BK 0606 PG 0660 01/23/1989 PREV #:H0324-11-016 B662 P417 11/14/91 B668 P071 3/9/92
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Building Details
Year built
1950
Floors in Building
1
Flooring type
Hardwood
Roof type
Shingle
Listing Agency:
Keller Williams · Keller Williams Realty
(228) 275-7500
Listed By:
Damaris Royalty · License #S57621
(208) 519-2612
Added: May 23
Changed: Aug 26
Last Checked: Aug 29 at 1:06AM
MLS# 4150397
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.
Investment Insights
Based on property information with market context.
This 1,518-square-foot office property, built in 1950, combines a front reception area with multiple offices and adaptable ancillary rooms. Large front windows provide natural light, while hardwood flooring adds a distinctive interior finish. A kitchenette supports daily staff use, and a detached storage building adds space for records, supplies, or other operational needs. The property includes an accessible approach with ramp, public sewer, cable availability, and a shingle roof.
The 0.31-acre site is located at 208 S 25th Avenue in Hattiesburg, near The University of Southern Mississippi, Downtown Hattiesburg, Hardy Street, shopping, restaurants, and major commuter routes. Mature trees surround the property and provide a landscaped setting. The configuration includes Bathroom 1 and multiple rooms that can accommodate reception, meetings, consultations, waiting, or other office functions.
The 0.31-acre site is located at 208 S 25th Avenue in Hattiesburg, near The University of Southern Mississippi, Downtown Hattiesburg, Hardy Street, shopping, restaurants, and major commuter routes. Mature trees surround the property and provide a landscaped setting. The configuration includes Bathroom 1 and multiple rooms that can accommodate reception, meetings, consultations, waiting, or other office functions.
Key Highlights
- 1,518 SF office property on a 0.31‑acre lot
- Multiple offices plus flexible rooms for meetings, consultations, waiting, or collaboration
- Detached storage building provides additional operational space
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,788
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.31%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$255,760
$255.8K
Cap Rate 7%
$182,686
$182.7K
Cap Rate 9%
$142,089
$142.1K
Market Conditions
NOI Build-Up for 1,518 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$21.9K $14.40/SF
− Vacancy
−$4.8K −$3.17/SF
EGI
$17.1K $11.23/SF
− OpEx
−$4.3K −$2.81/SF
NOI
$12.8K $8.42/SF
Area
Forrest County, MS
Vacancy
22.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$255,760
Cap Rate 7%
$182,686
Cap Rate 9%
$142,089
Alternative Uses
Best Use
Office B
$182.7K
$159.9K – $213.1K
NOI $12,788 @ 7.0% cap · market cap 7.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$249.8K
$218.6K – $291.5K
NOI $17,487 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,531
Businesses Nearby
Explore this area
Business Placement
Demographics for 39401, MS
43,183
Population
20,232
Households
2.1
Avg Household Size
32
Median Age
28%
College-Educated
89%
High-School Grad
188.9 sq mi
ZIP Area
229
Density / Sq Mi
$40,287
Median Household Income
$25,697
Median Earnings
$932
Median Rent
$120,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Hardwood floors, bright front offices, flexible rooms, and a kitchenette support varied professional office configurations.
Where is this office building located?
The property is located at 208 S 25th Avenue Hattiesburg, MS.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 1,518 SF office property on a 0.31‑acre lot; Multiple offices plus flexible rooms for meetings, consultations, waiting, or collaboration; Detached storage building provides additional operational space
