Restaurant Property with Adjacent
For Sale
$1,150,000
12399 N Highway 49, Gulfport, MS 39503
Established restaurant improvements include a furnished kitchen and a separate house suitable for rental, residence, office, or storage.
Property Size3,049 SF
Price / SF$377.17
Days on Market42
Property Features for 12399 N 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
Commercial Hood
Yes
Listing Agency:
Premier Properties
(228) 235-6013
Listed By:
Savanna Mattina
Source:
Fiorellaavenue
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 10:38AM
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 offering includes a 744 SF 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 exterior furniture. A separate 2,305 SF house at 12387 Hwy 49 is described as being in great condition and may serve as a rental, residence, professional lease space, or restaurant-related storage.
The restaurant is located at 12399 Hwy 49 in Gulfport, MS, with estimated traffic of 44,000 VPD. For the raw land component, the stated zoning is B-4 Highway Business. The combined property size is 3,049 SF, offering established improvements alongside additional commercial use flexibility.
The restaurant is located at 12399 Hwy 49 in Gulfport, MS, with estimated traffic of 44,000 VPD. For the raw land component, the stated zoning is B-4 Highway Business. The combined property size is 3,049 SF, offering established improvements alongside additional commercial use flexibility.
Key Highlights
- 744 SF restaurant building with grill, fryers, refrigeration, sinks, hood vent, sprinkler system, and ice cream equipment
- 2,305 SF separate house at 12387 Hwy 49
- House described as suitable for 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
Property Profile
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
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established restaurant improvements include a furnished kitchen and a separate house suitable for rental, residence, office, or storage.
Where is this conventional restaurant located?
The property is located at 12399 N 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, sinks, hood vent, sprinkler system, and ice cream equipment; 2,305 SF separate house at 12387 Hwy 49; House described as suitable for rental, residence, professional lease space, or restaurant storage
