Move-in Ready Medical
For Sale
Contact for pricing
175 Doctors Dr, Pearl, MS
Located across from Pearl High School with strong traffic.
Property Size1,928 SF
Lot Size0.27 Acres
Price / SF$181.54
Days on Market531
Property Features for 175 Doctors Dr
General Information
Standard status
Active
Size
1,928 SF
Lot size
0.27 Acres
Property subtype
OFFICE
Listing Agency:
Duckworth Realty
(601) 914-0800
Listed By:
John Michael Holtmann · License #23573
(601) 940-8010
Source:
Moodyscre
Added: Apr 1, 2025
Changed: Sep 9
Last Checked: Sep 13 at 6:45AM
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 Duckworth Realty
Investment Insights
Based on property information with market context.
This 1,928 square foot property is located across Highway 80 from Pearl High School, offering strong traffic counts and easy access. The property was formerly occupied by a dental clinic for years. It presents a move-in ready opportunity for a dentist or medical user seeking a location in the Pearl/Brandon area.
Key Highlights
- Move‑in ready opportunity for a Dentist or Medical user.
- Formerly occupied by a Dental Clinic.
- Strong Traffic counts.
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
$21,742
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
6.21%
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%
$434,840
$434.8K
Cap Rate 7%
$310,600
$310.6K
Cap Rate 9%
$241,578
$241.6K
Market Conditions
NOI Build-Up for 1,928 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
$40.5K $21.00/SF
− Vacancy
−$4.3K −$2.21/SF
EGI
$36.2K $18.80/SF
− OpEx
−$14.5K −$7.52/SF
NOI
$21.7K $11.28/SF
Area
Rankin County, MS
Vacancy
10.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
40.00%
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%
$434,840
Cap Rate 7%
$310,600
Cap Rate 9%
$241,578
Alternative Uses
Best Use
Healthcare Medical
$310.6K
$271.8K – $362.4K
NOI $21,742 @ 7.0% cap · market cap 6.21%
Second Best
Office B
$297.5K
$260.3K – $347.0K
NOI $20,822 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$528.8K
$462.7K – $617.0K
NOI $37,018 @ 7.0% cap · market cap 10.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
168
Businesses Nearby
Under-served
Demand for This Use
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Located across from Pearl High School with strong traffic.
Where is this medical office space located?
The property is located at 175 Doctors Dr Pearl, MS.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Move‑in ready opportunity for a Dentist or Medical user.; Formerly occupied by a Dental Clinic.; Strong Traffic counts.
