Duplex
For Sale
$189,900
111 Mable St., Hattiesburg, MS 39401
Two-unit residential income property with an established building profile.
Property Size2,520 SF
Price / SF$75.36
Days on Market21
Property Features for 111 Mable St.
General Information
Standard status
Active
Size
2,520 SF
Property subtype
Multi-Family
Building Details
Year Built
1926
Tenancy
Multi
Listing Agency:
Magnolia Real Estate
Listed By:
TAD Real Estate Agency
(601) 336-9097
Source:
Tad
Added: Sep 4
Changed: Sep 23
Last Checked: Sep 22 at 5:04PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Magnolia Real Estate
Investment Insights
Based on property information with market context.
This duplex property comprises 2,520 square feet and was constructed in 1926. Its two-unit configuration supports residential income use within an established building.
The property is located at 111 Mable St. in Hattiesburg, Mississippi, with a 39401 ZIP code. No additional physical improvements, unit layouts, or operating details are provided.
The property is located at 111 Mable St. in Hattiesburg, Mississippi, with a 39401 ZIP code. No additional physical improvements, unit layouts, or operating details are provided.
Key Highlights
- Duplex configuration
- 2,520 square feet
- Built in 1926
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
$15,860
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
8.35%
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%
$317,200
$317.2K
Cap Rate 7%
$226,571
$226.6K
Cap Rate 9%
$176,222
$176.2K
Market Conditions
NOI Build-Up for 2,520 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
$24.5K $9.72/SF
− Vacancy
−$1.8K −$0.73/SF
EGI
$22.7K $8.99/SF
− OpEx
−$6.8K −$2.70/SF
NOI
$15.9K $6.29/SF
Area
Forrest County, MS
Vacancy
7.50%
Lease Rate
$9.72 /SF/Yr
Expense Ratio
30.00%
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%
$317,200
Cap Rate 7%
$226,571
Cap Rate 9%
$176,222
Alternative Uses
Best Use
Multifamily LT 5
$226.6K
$198.3K – $264.3K
NOI $15,860 @ 7.0% cap · market cap 8.35%
Second Best
Apartment 5plus
$201.3K
$176.2K – $234.9K
NOI $14,093 @ 7.0% cap · market cap 7.42%
Theoretical Best
Office A
$414.7K
$362.9K – $483.8K
NOI $29,030 @ 7.0% cap · market cap 15.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
990
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential income property with an established building profile.
Where is this duplex located?
The property is located at 111 Mable St. Hattiesburg, MS.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Duplex configuration; 2,520 square feet; Built in 1926
