Historic Coney Island Cafe
For Sale
$269,000
400 Main Street, Hattiesburg, MS 39402
Commercial Sale, Hattiesburg, MS
Property Size1,176 SF
Lot Size0.04 Acres
Price / SF$228.74
Days on Market378
Property Features for 400 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Subdivision
Denny & Mcinnis
Lot features
Corner Lot, Rectangular Lot, Corner Lot, Rectangular Lot
Directions
From Hwy 49, east on Hardy Street into downtown. At roundabout continue straight. Once Hardy becomes Front Street, turn right on Main Street. Building will be on the right.
Standard status
Active
APN
2-029j-10-240.00
Size
1,176 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BG NE COR OF LT 6 SW 90 FT SE 20 FTNE 90 FT NW ON MAIN ST 20 FT TO BG BLK 179 B545 P447 9/84 PREV #:H0636-14-005
Tax Annual Amount
698
Legal Description
BG NE COR OF LT 6 SW 90 FT SE 20 FTNE 90 FT NW ON MAIN ST 20 FT TO BG BLK 179 B545 P447 9/84 PREV #:H0636-14-005
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1945
Floors in Building
1
Flooring type
Laminate, Vinyl
Roof type
Aluminum, Metal
Listing Agency:
Berkshire Hathaway Home Servs., Panoramic Properties · Prudential Real Estate
(228) 280-8351
Listed By:
Jacqueline L Ready · License #B22734
(601) 447-1954
Added: Aug 11, 2025
Changed: Aug 19
Last Checked: Aug 23 at 8:06AM
MLS# 4122184
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.
Located at 400 Main Street in downtown Hattiesburg, this commercial property presents an opportunity to own a piece of local history. The property is the former Coney Island Cafe building, which has been a fixture in the Hattiesburg community for over a century. The building contains 1176 square feet of space on a lot of 0.04 acres. Downtown Hattiesburg hosts numerous events, including concerts, parades, theatrical performances at the Saenger Theater, a weekly farmer's market, and festivals. The property's location on Main Street provides accessibility for customers arriving by various means, including bicycle, car (with public parking available across W. Railroad), Amtrak via the Crescent Line, and on foot, with a large number of downtown residents and employees seeking meals daily. The property includes two murals and a working landline phone. This location may suit a restaurant or diner.
Key Highlights
- 400 Main Street in downtown Hattiesburg—historic Coney Island Cafe building, a former cafe
- Built in 1945
- Utilities: natural gas available; public water and public sewer
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
$12,198
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
4.53%
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%
$243,960
$244.0K
Cap Rate 7%
$174,257
$174.3K
Cap Rate 9%
$135,533
$135.5K
Market Conditions
NOI Build-Up for 1,176 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
$17.6K $15.00/SF
− Vacancy
−$1.4K −$1.17/SF
EGI
$16.3K $13.83/SF
− OpEx
−$4.1K −$3.46/SF
NOI
$12.2K $10.37/SF
Area
Forrest County, MS
Vacancy
7.80%
Lease Rate
$15.00 /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%
$243,960
Cap Rate 7%
$174,257
Cap Rate 9%
$135,533
Alternative Uses
Best Use
Specialty Retail
$174.3K
$152.5K – $203.3K
NOI $12,198 @ 7.0% cap · market cap 4.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$193.5K
$169.4K – $225.8K
NOI $13,548 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,040
Businesses Nearby
5k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Cadence Bank
Shops & Services
3,131 visits/mo
0.2 miles
Firestone Complete Auto Care
Shops & Services
1,792 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Bay Bed & Breakfast — 103 Short Bay St, Hattiesburg, MS 39401
- The Whitman — 627 Main St, Hattiesburg, MS 39401
- Ross Mansion Bed & Breakfast and Events — 416 Bay St, Hattiesburg, MS 39401
- Southbound Bagel and Coffee Shop — 217 E Front St, Hattiesburg, MS 39401
Frequently Asked Questions
What type of property is this?
Breakfast & diner - Iconic Hattiesburg cafe building for sale in vibrant downtown.
Where is this breakfast & diner located?
The property is located at 400 Main Street Hattiesburg, MS.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 400 Main Street in downtown Hattiesburg—historic Coney Island Cafe building, a former cafe; Built in 1945; Utilities: natural gas available; public water and public sewer
