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6100 6104 & 6112 US Highway 49, Hattiesburg, MS 39401
Six parcels totaling 1.43 AC near University of Southern Miss.
Property Size11,337 SF
Lot Size1.43 Acres
Price / SF$105.85
Days on Market179
Property Features for 6100 6104 & 6112 US Highway 49
General Information
Standard status
Active
Size
11,337 SF
Class
C
Lot size
1.43 Acres
Property subtype
Retail
Building Details
Year Built
1969
Buildings
3
Stories
1
Listing Agency:
London & Stetelman
Listed By:
Andy Stetelman,SIOR,GRI · License #MS 8774
Source:
Crexi
Added: Feb 23
Changed: Aug 8
Last Checked: Aug 20 at 2:16PM
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 London & Stetelman
Investment Insights
Based on property information with market context.
Six parcels are available for sale, aggregating approximately 1.43 acres. The property is currently occupied by Napa Auto Parts, Urgent Care (ground lease), Cliffs Lube, and Lamar Outdoor. The location is situated between the University of Southern Mississippi and Forrest General Hospital.
Key Highlights
- Prime location between University of Southern Miss and Forrest General Hospital.
- Aggregate of 1.43 AC+_ across six parcels.
- Napa Auto Parts as a tenant.
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
$87,136
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
7.26%
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%
$1,742,720
$1.7M
Cap Rate 7%
$1,244,800
$1.2M
Cap Rate 9%
$968,178
$968.2K
Market Conditions
NOI Build-Up for 11,337 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
$136.0K $12.00/SF
− Vacancy
−$11.6K −$1.02/SF
EGI
$124.5K $10.98/SF
− OpEx
−$37.3K −$3.29/SF
NOI
$87.1K $7.69/SF
Area
Forrest County, MS
Vacancy
8.50%
Lease Rate
$12.00 /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%
$1,742,720
Cap Rate 7%
$1,244,800
Cap Rate 9%
$968,178
Alternative Uses
Best Use
Retail
$1.24M
$1.09M – $1.45M
NOI $87,136 @ 7.0% cap · market cap 7.26%
Second Best
Industrial
$809.1K
$708.0K – $944.0K
NOI $56,639 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$1.87M
$1.63M – $2.18M
NOI $130,602 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,560
Businesses Nearby
151k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 68%
Shops & Services 20%
Electronics 7%
Hotels & Casinos 5%
McDonald's
Dining
26,494 visits/mo
0.5 miles
Taco Bell
Dining
18,701 visits/mo
0.2 miles
Exxon
Shops & Services
14,424 visits/mo
0.4 miles
IHOP
Dining
12,135 visits/mo
0.3 miles
McAlister's Deli
Dining
8,084 visits/mo
0.3 miles
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 Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Cliff's Quick Lube — 6100 US 49, Hattiesburg, MS 39401
- Rainforest Express Lube — 1915 arcadia st, hattiesburg, ms 39401
- Hattiesburg Towing Pros — 2505 mimosa ln, hattiesburg, ms 39402
- All Around Towing — 208 S 27th Ave, Hattiesburg, MS 39401
- Rainforest Carwash & Oil Change Arcadia — 1915 Arcadia St, Hattiesburg, MS 39401
Frequently Asked Questions
What type of property is this?
Auto shop - Six parcels totaling 1.43 AC near University of Southern Miss.
Where is this auto shop located?
The property is located at 6100 6104 & 6112 US Highway 49 Hattiesburg, MS.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Prime location between University of Southern Miss and Forrest General Hospital.; Aggregate of 1.43 AC+_ across six parcels.; Napa Auto Parts as a tenant.
