High-Visibility Commercial Property For
For Sale
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6525 US 49, Hattiesburg, MS 39401
Commercial property with high visibility and excellent access for sale.
Property Size3,100 SF
Price / SF$188.71
Days on Market187
Property Features for 6525 US 49
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Mixed Use, Retail
Zoning
B-5
Building Details
Year Built
1985
Listing Agency:
Madison Properties
(601) 853-0032
Listed By:
Rimes Dinkins · License #Mississippi
Source:
Crexi
Added: Feb 5
Changed: Aug 8
Last Checked: Aug 8 at 6:36AM
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 Madison Properties
Investment Insights
Based on property information with market context.
This high-visibility commercial property is situated directly off Highway 49 in a dense commercial corridor, just minutes from the University of Southern Mississippi campus. The standalone building offers excellent access and ample parking. Outstanding signage opportunities are available along a heavily-trafficked route. The property's location benefits from commuter traffic and the steady flow of students, faculty, and visitors to USM. Existing commercial infrastructure minimizes build-out time and costs. It is ideal for restaurant concepts (quick service, fast casual, or sit-down), retail operations, or mixed-use commercial ventures seeking maximum exposure in an established trade area. The property size is 3100 square feet.
Key Highlights
- High‑visibility location directly off Highway 49 in a dense commercial corridor.
- Minutes from the University of Southern Mississippi campus.
- Standalone building with excellent access and ample parking.
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
$23,827
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
4.07%
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%
$476,540
$476.5K
Cap Rate 7%
$340,386
$340.4K
Cap Rate 9%
$264,744
$264.7K
Market Conditions
NOI Build-Up for 3,100 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
$37.2K $12.00/SF
− Vacancy
−$3.2K −$1.02/SF
EGI
$34.0K $10.98/SF
− OpEx
−$10.2K −$3.29/SF
NOI
$23.8K $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%
$476,540
Cap Rate 7%
$340,386
Cap Rate 9%
$264,744
Alternative Uses
Best Use
Retail
$340.4K
$297.8K – $397.1K
NOI $23,827 @ 7.0% cap · market cap 4.07%
Second Best
Mixed Use
$214.5K
$187.7K – $250.3K
NOI $15,016 @ 7.0% cap · market cap 2.57%
Theoretical Best
Office A
$510.2K
$446.4K – $595.2K
NOI $35,712 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
7,634 visits/mo
0.5 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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Frequently Asked Questions
What type of property is this?
Retail space - Commercial property with high visibility and excellent access for sale.
Where is this retail space located?
The property is located at 6525 US 49 Hattiesburg, MS.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: High‑visibility location directly off Highway 49 in a dense commercial corridor.; Minutes from the University of Southern Mississippi campus.; Standalone building with excellent access and ample parking.
