Turnkey Fast-Food
For Sale
$549,000
501 4th St, Baldwyn, MS 38824
COMMERCIAL - Baldwyn, MS
Property Size2,240 SF
Lot Size1.00 Acre
Price / SF$245.09
Days on Market67
Property Features for 501 4th St
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Hwy 45 N. towards Baldwyn- turn right onto Pratts Road- turn left onto S. 4th St. - property will be on your left.
Subdivision
Prentiss County
Standard status
Active
Size
2,240 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
B 2024 P 3368
Tax Annual Amount
2270
Legal Description
B 2024 P 3368
Building Details
Year built
2023
Floors in Building
1
Listing Agency:
COLDWELL BANKER SOUTHERN REAL ESTATE · Coldwell Banker Real Estate
(662) 620-2232
Listed By:
Brenda Estes Blair Finley · License #B-23487
(662) 620-2214
Added: Jun 2
Changed: Aug 4
Last Checked: Aug 7 at 7:06AM
MLS# 26-1977
Copyright © 2026 Northeast Mississippi Board of Realtors. 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 turnkey fast-food restaurant, built in 2023, is offered fully furnished and equipped. The sale is positioned as more than a real estate purchase, with established systems, staff, and a customer base included. The restaurant offers seating for around 50 people inside and an additional 20 people outside under the covered patio. The property includes a parking lot designed for approximately 20 cars.
Located at 501 4th St in Baldwyn, MS (Prentiss County), the building is described as being on a busy street and across from the High School.
The property is listed for sale with a lot size of 1 acre and a building size of 2,240 square feet. Financial information is available upon request.
Located at 501 4th St in Baldwyn, MS (Prentiss County), the building is described as being on a busy street and across from the High School.
The property is listed for sale with a lot size of 1 acre and a building size of 2,240 square feet. Financial information is available upon request.
Key Highlights
- Fast‑food restaurant built in 2023 with a fully furnished and equipped operation
- Operates as an income‑producing business with established systems, staff, and customer base
- Seating for about 50 inside plus about 20 additional seats under a covered patio
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
$23,234
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
4.23%
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%
$464,680
$464.7K
Cap Rate 7%
$331,914
$331.9K
Cap Rate 9%
$258,156
$258.2K
Market Conditions
NOI Build-Up for 2,240 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
$33.6K $15.00/SF
− Vacancy
−$2.6K −$1.17/SF
EGI
$31.0K $13.83/SF
− OpEx
−$7.7K −$3.46/SF
NOI
$23.2K $10.37/SF
Area
Lee 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%
$464,680
Cap Rate 7%
$331,914
Cap Rate 9%
$258,156
Alternative Uses
Best Use
Specialty Retail
$331.9K
$290.4K – $387.2K
NOI $23,234 @ 7.0% cap · market cap 4.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$420.7K
$368.1K – $490.8K
NOI $29,448 @ 7.0% cap · market cap 5.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
180
Businesses Nearby
4k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Chevron
Shops & Services
3,017 visits/mo
0.1 miles
Napa Auto Parts
Shops & Services
1,236 visits/mo
0.2 miles
Demographics for 38824, MS
7,788
Population
3,642
Households
2.1
Avg Household Size
42
Median Age
13%
College-Educated
80%
High-School Grad
146.8 sq mi
ZIP Area
53
Density / Sq Mi
$46,753
Median Household Income
$36,482
Median Earnings
$598
Median Rent
$94,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant built in 2023 with indoor and covered patio seating and parking for about 20 cars.
Where is this conventional restaurant located?
The property is located at 501 4th St Baldwyn, MS.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Fast‑food restaurant built in 2023 with a fully furnished and equipped operation; Operates as an income‑producing business with established systems, staff, and customer base; Seating for about 50 inside plus about 20 additional seats under a covered patio
