Fully Equipped
For Sale
$549,000
501 Fourth Street, Baldwyn, MS 38824
Commercial Sale, BALDWYN, MS
Property Size2,240 SF
Lot Size1.00 Acre
Price / SF$245.09
Days on Market103
Property Features for 501 Fourth Street
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Size
2,240 SF
Lot size
1.00 Acre
Building Details
Year built
2023
Listing Agency:
Coldwell Banker Southern Real Estate
(662) 620-2232
Listed By:
Blair Finley
(662) 213-7921
Added: Jun 4
Changed: Sep 5
Last Checked: Sep 14 at 6:06AM
MLS# 167671
Copyright © 2026 North Central Mississippi Realtors. 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 2,240-square-foot fast-food restaurant occupies a 1-acre property in Baldwyn, Mississippi. Built in 2023, the facility is furnished and equipped for restaurant operations, with seating for around 50 inside and an additional 20 seats beneath a covered patio. The site includes parking designed for around 20 cars.
The property is located at 501 Fourth Street across from the high school on a busy street. The operation includes established systems and staff, along with an existing customer base. The restaurant and its improvements are offered as an operating business with furnishings and equipment in place.
The property is located at 501 Fourth Street across from the high school on a busy street. The operation includes established systems and staff, along with an existing customer base. The restaurant and its improvements are offered as an operating business with furnishings and equipment in place.
Key Highlights
- 2,240‑square‑foot restaurant building constructed in 2023
- 1‑acre property at 501 Fourth Street, Baldwyn, MS 38824
- Indoor seating for around 50 people
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
$23,234
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
4.23%
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%
$464,680
$464.7K
Cap Rate 7%
$331,914
$331.9K
Cap Rate 9%
$258,156
$258.2K
Market Conditions
NOI Build-Up for 2,240 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
$33.6K $15.00/SF
− Vacancy
−$2.6K −$1.17/SF
EGI
$31.0K $13.83/SF
− OpEx
−$7.7K −$3.46/SF
NOI
$23.2K $10.37/SF
Area
Lee County, MS
Vacancy
7.80%
Lease Rate
$15.00 /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%
$464,680
Cap Rate 7%
$331,914
Cap Rate 9%
$258,156
Alternative Uses
Best Use
Specialty Retail
$331.9K
$290.4K – $387.2K
NOI $23,234 @ 7.0% cap · market cap 4.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$420.7K
$368.1K – $490.8K
NOI $29,448 @ 7.0% cap · market cap 5.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
4k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 96%
Dining 4%
Chevron
Shops & Services
3,017 visits/mo
0.5 miles
Napa Auto Parts
Shops & Services
1,236 visits/mo
0.4 miles
Bumpers Drive-In
Dining
158 visits/mo
0.1 miles
Demographics for 38824, MS
7,788
Population
3,642
Households
2.1
Avg Household Size
42
Median Age
13%
College-Educated
80%
High-School Grad
146.8 sq mi
ZIP Area
53
Density / Sq Mi
$46,753
Median Household Income
$36,482
Median Earnings
$598
Median Rent
$94,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Operational fast-food restaurant with indoor dining, covered patio seating, furnishings, equipment, and established operating systems.
Where is this conventional restaurant located?
The property is located at 501 Fourth Street Baldwyn, MS.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 2,240‑square‑foot restaurant building constructed in 2023; 1‑acre property at 501 Fourth Street, Baldwyn, MS 38824; Indoor seating for around 50 people
