Occupied Two-Unit
For Sale
$175,000
Pending
2708 Mc Innis Loop Unit A & B, Hattiesburg, MS 39402
Brick duplex with two-bedroom, two-bath layouts in each residence and current occupancy across both units.
Property Size2,192 SF
Days on Market152
Property Features for 2708 Mc Innis Loop Unit A & B
General Information
Standard status
Pending
Size
2,192 SF
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,198
Amenities
Public Sewer
One
Electric
Central
Public
4
4.00
Shingle
Slab
Brick
Building Details
Year Built
1981
Listing Agency:
Classic Southern Realty, LLC.
(601) 310-2492
Listed By:
Kendra M Breland · License #B24866
(601) 310-2492
Source:
Compass
Added: Apr 2
Changed: Aug 30
Last Checked: Aug 31 at 1:00AM
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 Classic Southern Realty, LLC.
Investment Insights
Based on property information with market context.
This duplex contains 2,192 square feet arranged as two separate residences, with each unit offering two bedrooms and two bathrooms. The property was built in 1981 and features brick exterior construction, a slab foundation, and shingle roofing. Both residences are currently occupied.
Located at 2708 Mc Innis Loop, Unit A & B, in Hattiesburg, Mississippi, the property includes public sewer service, electric utilities, and central conditioning. The two-unit configuration provides a straightforward multifamily layout with established occupancy.
Located at 2708 Mc Innis Loop, Unit A & B, in Hattiesburg, Mississippi, the property includes public sewer service, electric utilities, and central conditioning. The two-unit configuration provides a straightforward multifamily layout with established occupancy.
Key Highlights
- 2,192‑square‑foot duplex with two separate residential units
- Each unit includes 2 bedrooms and 2 bathrooms
- Both units currently occupied
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
$13,796
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
7.88%
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%
$275,920
$275.9K
Cap Rate 7%
$197,086
$197.1K
Cap Rate 9%
$153,289
$153.3K
Market Conditions
NOI Build-Up for 2,192 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
$21.3K $9.72/SF
− Vacancy
−$1.6K −$0.73/SF
EGI
$19.7K $8.99/SF
− OpEx
−$5.9K −$2.70/SF
NOI
$13.8K $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%
$275,920
Cap Rate 7%
$197,086
Cap Rate 9%
$153,289
Alternative Uses
Best Use
Multifamily LT 5
$197.1K
$172.5K – $229.9K
NOI $13,796 @ 7.0% cap · market cap 7.88%
Second Best
Apartment 5plus
$175.1K
$153.2K – $204.3K
NOI $12,258 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$360.7K
$315.7K – $420.9K
NOI $25,252 @ 7.0% cap · market cap 14.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
345
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
Market
Vacancy Rate% for Multifamily 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?
Duplex - Brick duplex with two-bedroom, two-bath layouts in each residence and current occupancy across both units.
Where is this duplex located?
The property is located at 2708 Mc Innis Loop Unit A & B 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: 2,192‑square‑foot duplex with two separate residential units; Each unit includes 2 bedrooms and 2 bathrooms; Both units currently occupied
