Character Office with Flexible
For Sale
$175,000
208 S 25th Avenue, Hattiesburg, MS 39401
Commercial Sale, Hattiesburg, MS
Property Size1,518 SF
Lot Size0.31 Acres
Price / SF$115.28
Days on Market92
Property Features for 208 S 25th Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Window features
Wood Frames
Accessibility
Accessible Approach with Ramp
Subdivision
Hattiesburg Heights
Lot features
City Lot, Many Trees, City Lot, Many Trees
Standard status
Active
APN
2-028o-08-207.00
Size
1,518 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 19 & S 1/2 OF 20 BLK 11 BK 0606 PG 0660 01/23/1989 PREV #:H0324-11-016 B662 P417 11/14/91 B668 P071 3/9/92
Tax Annual Amount
3009
Legal Description
LT 19 & S 1/2 OF 20 BLK 11 BK 0606 PG 0660 01/23/1989 PREV #:H0324-11-016 B662 P417 11/14/91 B668 P071 3/9/92
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Amenities
kitchenette
detached storage building
Building Details
Year built
1950
Floors in Building
1
Flooring type
Hardwood
Roof type
Shingle
Listing Agency:
Keller Williams · Keller Williams Realty
(228) 275-7500
Listed By:
Damaris Royalty · License #S57621
(208) 519-2612
Added: May 23
Changed: Aug 19
Last Checked: Aug 22 at 1:06AM
MLS# 4150397
Copyright © 2026 MLS United. 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 commercial office property offers a welcoming front reception and desk area designed for client arrivals. Large windows throughout the front offices bring in natural light, complementing the property’s wood flooring and original character. The interior layout includes multiple office spaces plus additional flexible rooms that can support a variety of functions such as waiting, consultation, meeting, wellness, or other collaborative uses. A kitchenette area adds practical convenience for day-to-day office operations. For added operational support, there is also a detached storage building on-site.
The property is located in central Hattiesburg, near the University of Southern Mississippi and Downtown Hattiesburg, with access to Hardy Street, shopping, restaurants, and major commuter routes. The setting includes a spacious lot with mature trees, providing a calmer environment than a typical traditional office setting.
This configuration is well-suited for professional services and client-focused businesses that need a reception and private office environment alongside adaptable rooms. The kitchenette supports staff use, while the detached storage building can help keep day-to-day materials organized. Overall, the space is positioned for organizations seeking a central office location with flexible interior utility.
The property is located in central Hattiesburg, near the University of Southern Mississippi and Downtown Hattiesburg, with access to Hardy Street, shopping, restaurants, and major commuter routes. The setting includes a spacious lot with mature trees, providing a calmer environment than a typical traditional office setting.
This configuration is well-suited for professional services and client-focused businesses that need a reception and private office environment alongside adaptable rooms. The kitchenette supports staff use, while the detached storage building can help keep day-to-day materials organized. Overall, the space is positioned for organizations seeking a central office location with flexible interior utility.
Key Highlights
- Prime central Hattiesburg location near the University of Southern Mississippi, Downtown, Hardy Street, shopping, restaurants, and major commuter routes.
- Flexible layout with multiple office spaces and additional rooms adaptable for various business needs.
- Abundant natural light from large windows in front offices, creating a bright and inviting atmosphere.
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
$12,788
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
7.31%
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%
$255,760
$255.8K
Cap Rate 7%
$182,686
$182.7K
Cap Rate 9%
$142,089
$142.1K
Market Conditions
NOI Build-Up for 1,518 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
$21.9K $14.40/SF
− Vacancy
−$4.8K −$3.17/SF
EGI
$17.1K $11.23/SF
− OpEx
−$4.3K −$2.81/SF
NOI
$12.8K $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%
$255,760
Cap Rate 7%
$182,686
Cap Rate 9%
$142,089
Alternative Uses
Best Use
Office B
$182.7K
$159.9K – $213.1K
NOI $12,788 @ 7.0% cap · market cap 7.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$249.8K
$218.6K – $291.5K
NOI $17,487 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,531
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
Market
Vacancy Rate% for Office 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?
Office building - Bright office space with reception area, multiple offices, kitchenette, and a detached storage building on a landscaped lot.
Where is this office building located?
The property is located at 208 S 25th Avenue Hattiesburg, MS.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Prime central Hattiesburg location near the University of Southern Mississippi, Downtown, Hardy Street, shopping, restaurants, and major commuter routes.; Flexible layout with multiple office spaces and additional rooms adaptable for various business needs.; Abundant natural light from large windows in front offices, creating a bright and inviting atmosphere.
