Two-Story Office
For Sale
Contact for pricing
17 Plaza Dr, Hattiesburg, MS 39402
Two-story office building with 16 private offices, a bullpen area, conference room, break room, and four restrooms.
Property Size6,557 SF
Price / SF$101.27
Days on Market104
Property Features for 17 Plaza Dr
General Information
Standard status
Active
Size
6,557 SF
Total Parking Spaces
26
Property subtype
OFFICE
Zoning
B-5
Additional Details
Highway Access
Yes
Amenities
private offices
bullpen/workstation area
large conference room
reception/lobby areas
break room/kitchen
restrooms
Building Details
Stories
2
Listing Agency:
London & Stetelman Realtors
(601) 268-8770
Listed By:
Markus Simmons · License #S-56296
(601) 270-5965
Source:
Moodyscre
Added: Jun 3
Changed: Sep 3
Last Checked: Sep 13 at 8:45AM
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 London & Stetelman Realtors
Investment Insights
Based on property information with market context.
Two-story office building with an efficient layout designed for day-to-day workspace needs. The space includes 16 private offices, a bullpen/workstation area that can accommodate up to 6 additional personnel, a large conference room, two reception/lobby areas, a break room/kitchen, and four restrooms. The first floor contains 3,677 square feet, and the second floor contains 2,880 square feet.
Conveniently positioned three blocks from U.S. Highway 98 and four blocks from Interstate 59, the property offers access to Hattiesburg’s primary commercial thoroughfares and surrounding business districts. The site includes 26 existing parking spaces, with additional land available for parking expansion if desired.
The property is located in B-5 zoning. FF&E may be included by further negotiation.
Conveniently positioned three blocks from U.S. Highway 98 and four blocks from Interstate 59, the property offers access to Hattiesburg’s primary commercial thoroughfares and surrounding business districts. The site includes 26 existing parking spaces, with additional land available for parking expansion if desired.
The property is located in B-5 zoning. FF&E may be included by further negotiation.
Key Highlights
- Two‑story office building with 3,677 SF on the first floor and 2,880 SF on the second floor
- Floor plan includes 16 private offices plus bullpen/workstation area for up to 6 additional personnel
- Amenities include a large conference room, two reception/lobby areas, and a break room/kitchen
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
$55,236
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
8.32%
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%
$1,104,720
$1.1M
Cap Rate 7%
$789,086
$789.1K
Cap Rate 9%
$613,733
$613.7K
Market Conditions
NOI Build-Up for 6,557 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
$94.4K $14.40/SF
− Vacancy
−$20.8K −$3.17/SF
EGI
$73.6K $11.23/SF
− OpEx
−$18.4K −$2.81/SF
NOI
$55.2K $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%
$1,104,720
Cap Rate 7%
$789,086
Cap Rate 9%
$613,733
Alternative Uses
Best Use
Office B
$789.1K
$690.5K – $920.6K
NOI $55,236 @ 7.0% cap · market cap 8.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$944.2K – $1.26M
NOI $75,537 @ 7.0% cap · market cap 11.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,066
Businesses Nearby
Explore this area
Business Placement
Demographics for 39402, MS
44,633
Population
18,780
Households
2.4
Avg Household Size
35
Median Age
46%
College-Educated
95%
High-School Grad
93.2 sq mi
ZIP Area
479
Density / Sq Mi
$71,254
Median Household Income
$41,552
Median Earnings
$1,183
Median Rent
$255,400
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Two-story office building with 16 private offices, a bullpen area, conference room, break room, and four restrooms.
Where is this office building located?
The property is located at 17 Plaza Dr Hattiesburg, MS.
What is the asking price?
The asking price for this property is $664,000.
What are key features of this property?
This property features: Two‑story office building with 3,677 SF on the first floor and 2,880 SF on the second floor; Floor plan includes 16 private offices plus bullpen/workstation area for up to 6 additional personnel; Amenities include a large conference room, two reception/lobby areas, and a break room/kitchen
