Lakeside Short-Term Rental
For Sale
$890,000
4407 U S Highway 49, Hattiesburg, MS 39401
Established Airbnb Superhost retreat with a private lake, expansive grounds, and convenient access to Hattiesburg amenities.
Property Size5,989 SF
Lot Size18.00 Acres
Price / SF$148.61
Days on Market19
Property Features for 4407 U S Highway 49
General Information
Standard status
Active
Size
5,989 SF
Lot size
18.00 Acres
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$6,153
Amenities
private lake
Listing Agency:
Mason & Magnolia Real Estate
(601) 606-1777
Listed By:
Sharmon J Wichman · License #S-50449
(601) 606-1777
Source:
Exprealty
Added: Aug 1
Changed: Aug 16
Last Checked: Aug 19 at 2:52PM
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 Mason & Magnolia Real Estate
Investment Insights
Based on property information with market context.
Blue Hollow Lake Retreat is an established short-term rental property on 18 acres with a private lake and a peaceful setting near Hattiesburg. The property is operated by an Airbnb Superhost and offers a foundation for continuing the existing vacation-rental business or using the retreat as a private lakeside escape.
The property is located at 4407 U S Highway 49, with shopping, dining, entertainment, healthcare, and the University of Southern Mississippi nearby. The setting also supports the potential for retreats or special events, as well as private estate use. Its combination of a substantial rural setting, water feature, established short-term rental presence, and proximity to Hattiesburg services gives the property several explicitly identified use paths.
The property is located at 4407 U S Highway 49, with shopping, dining, entertainment, healthcare, and the University of Southern Mississippi nearby. The setting also supports the potential for retreats or special events, as well as private estate use. Its combination of a substantial rural setting, water feature, established short-term rental presence, and proximity to Hattiesburg services gives the property several explicitly identified use paths.
Key Highlights
- 18‑acre short‑term rental property near Hattiesburg
- Private lake and peaceful retreat setting
- Established Airbnb Superhost operation
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
$33,492
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
3.76%
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%
$669,840
$669.8K
Cap Rate 7%
$478,457
$478.5K
Cap Rate 9%
$372,133
$372.1K
Market Conditions
NOI Build-Up for 5,989 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
$66.1K $11.04/SF
− Vacancy
−$5.2K −$0.87/SF
EGI
$60.9K $10.17/SF
− OpEx
−$27.4K −$4.58/SF
NOI
$33.5K $5.59/SF
Area
Forrest County, MS
Vacancy
7.90%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
45.00%
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%
$669,840
Cap Rate 7%
$478,457
Cap Rate 9%
$372,133
Alternative Uses
Best Use
Apartment 5plus
$478.5K
$418.7K – $558.2K
NOI $33,492 @ 7.0% cap · market cap 3.76%
Second Best
Hotel Hospitality
$362.7K
$317.4K – $423.2K
NOI $25,390 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$985.6K
$862.4K – $1.15M
NOI $68,993 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
19
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Established Airbnb Superhost retreat with a private lake, expansive grounds, and convenient access to Hattiesburg amenities.
Where is this short term rental property located?
The property is located at 4407 U S Highway 49 Hattiesburg, MS.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: 18‑acre short‑term rental property near Hattiesburg; Private lake and peaceful retreat setting; Established Airbnb Superhost operation
