Restaurant with Adjacent
For Sale
$1,150,000
12399-12399 Highway 49, Gulfport, MS 39503
Includes a fully equipped restaurant and a neighboring house with multiple stated use options.
Property Size3,049 SF
Price / SF$377.17
Days on Market50
Property Features for 12399-12399 Highway 49
General Information
Standard status
Active
Size
3,049 SF
Zoning
B-4
Site & Location
Traffic Count
44,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Sprinkler System
Yes
Land Use
commercial, residential
Commercial Hood
Yes
Taxes and HOA fees
Annual Taxes
$1,876
Building Details
Buildings
1
Listing Agency:
Premier Properties
(228) 235-6013
Listed By:
Savanna Mattina
(228) 235-6013
Source:
Exprealty
Added: Jul 3
Changed: Aug 21
Last Checked: Aug 21 at 7:47AM
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 Premier Properties
Investment Insights
Based on property information with market context.
The property includes a 744-square-foot restaurant building equipped with a grill, two fryers, an ice maker, three freezers, a three-door refrigerator, salad bar, three-compartment sink, hood vent, sprinkler system, ice cream machine with three spinners, and outdoor furniture. The restaurant also includes additional equipment and fixtures beyond these listed items.
An adjoining 2,305-square-foot house is described as being in great condition and may serve as a rental, personal residence, professional lease space, or restaurant storage. The property is zoned B-4 Highway Business, which the source describes as allowing a broad range of uses. Estimated traffic is 44, 000 VPD along Highway 49.
An adjoining 2,305-square-foot house is described as being in great condition and may serve as a rental, personal residence, professional lease space, or restaurant storage. The property is zoned B-4 Highway Business, which the source describes as allowing a broad range of uses. Estimated traffic is 44, 000 VPD along Highway 49.
Key Highlights
- 744 SF restaurant building with grill, fryers, refrigeration, hood vent, and food‑service fixtures
- 2,305 SF adjacent house described as being in great condition
- House may be used as a rental, residence, professional lease space, or restaurant storage
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
$34,015
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
2.96%
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%
$680,300
$680.3K
Cap Rate 7%
$485,929
$485.9K
Cap Rate 9%
$377,944
$377.9K
Market Conditions
NOI Build-Up for 3,049 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
$48.7K $15.96/SF
− Vacancy
−$3.3K −$1.09/SF
EGI
$45.4K $14.87/SF
− OpEx
−$11.3K −$3.72/SF
NOI
$34.0K $11.16/SF
Area
Harrison County, MS
Vacancy
6.80%
Lease Rate
$15.96 /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%
$680,300
Cap Rate 7%
$485,929
Cap Rate 9%
$377,944
Alternative Uses
Best Use
Specialty Retail
$485.9K
$425.2K – $566.9K
NOI $34,015 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$491.2K
$429.8K – $573.1K
NOI $34,384 @ 7.0% cap · market cap 2.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
44,000 VPD
Traffic count
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
445
Businesses Nearby
56k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 72%
Shops & Services 26%
Electronics 2%
Golden Corral
Dining
16,503 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
15,302 visits/mo
0.4 miles
Dollar General
Shops & Services
11,650 visits/mo
0.2 miles
KFC
Dining
6,150 visits/mo
0.3 miles
Marathon Petroleum
Shops & Services
2,849 visits/mo
0.3 miles
Demographics for 39503, MS
53,643
Population
22,533
Households
2.4
Avg Household Size
37
Median Age
24%
College-Educated
92%
High-School Grad
114.3 sq mi
ZIP Area
469
Density / Sq Mi
$61,298
Median Household Income
$36,241
Median Earnings
$1,087
Median Rent
$193,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Includes a fully equipped restaurant and a neighboring house with multiple stated use options.
Where is this conventional restaurant located?
The property is located at 12399-12399 Highway 49 Gulfport, MS.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 744 SF restaurant building with grill, fryers, refrigeration, hood vent, and food‑service fixtures; 2,305 SF adjacent house described as being in great condition; House may be used as a rental, residence, professional lease space, or restaurant storage
