Vacant Ambulatory Surgery
For Sale
Contact for pricing
1883 Hwy 43 S, Canton, MS 39046
Vacant ambulatory surgery center featuring two operating rooms and two large treatment rooms in Canton, MS.
Property Size44,095 SF
Price / SF$138.43
Days on Market952
Property Features for 1883 Hwy 43 S
General Information
Standard status
Active
Size
44,095 SF
Property subtype
RETAIL
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Legacy Real Estate Advisors
(248) 450-3259
Listed By:
Dominic Shamany · License ##6506047766
(248) 450-3259
Source:
Moodyscre
Added: Dec 29, 2023
Changed: Jul 29
Last Checked: Aug 7 at 4:37AM
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 Legacy Real Estate Advisors
Investment Insights
Based on property information with market context.
Vacant, turn-key ambulatory surgery center located at 1883 Hwy 43 S in Canton, MS. The facility is configured with two operating rooms and two large treatment rooms, and it totals 44,095 SF.
The center is positioned about 10 minutes from Merit Health Madison Hospital and is situated directly along Highway 43, with over 8,000 vehicles passing the site daily. The area includes nearby industrial and employment drivers, including a newly built Amazon distribution center and the 4.5M SF Nissan North America plant.
For site-level demographic context, the within a 3-mile radius projections show +1.49% population growth for 2022–2027 and +1.33% household growth for 2022–2027. The property is presented as a space-ready medical outpatient option with existing operating room and treatment-room improvements.
The center is positioned about 10 minutes from Merit Health Madison Hospital and is situated directly along Highway 43, with over 8,000 vehicles passing the site daily. The area includes nearby industrial and employment drivers, including a newly built Amazon distribution center and the 4.5M SF Nissan North America plant.
For site-level demographic context, the within a 3-mile radius projections show +1.49% population growth for 2022–2027 and +1.33% household growth for 2022–2027. The property is presented as a space-ready medical outpatient option with existing operating room and treatment-room improvements.
Key Highlights
- 44,095 SF vacant, turn‑key ambulatory surgery center
- Two operating rooms and two large treatment rooms
- Over 8,000+ vehicles passing the site daily on Highway 43
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
$525,674
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
8.61%
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%
$10,513,480
$10.5M
Cap Rate 7%
$7,509,629
$7.5M
Cap Rate 9%
$5,840,822
$5.8M
Market Conditions
NOI Build-Up for 44,095 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
$978.9K $22.20/SF
− Vacancy
−$102.8K −$2.33/SF
EGI
$876.1K $19.87/SF
− OpEx
−$350.4K −$7.95/SF
NOI
$525.7K $11.92/SF
Area
Madison County, MS
Vacancy
10.50%
Lease Rate
$22.20 /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%
$10,513,480
Cap Rate 7%
$7,509,629
Cap Rate 9%
$5,840,822
Alternative Uses
Best Use
Healthcare Medical
$7.51M
$6.57M – $8.76M
NOI $525,674 @ 7.0% cap · market cap 8.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.60M
$8.40M – $11.20M
NOI $671,923 @ 7.0% cap · market cap 11.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Explore this area
Business Placement
Demographics for 39046, MS
27,866
Population
12,909
Households
2.2
Avg Household Size
37
Median Age
29%
College-Educated
83%
High-School Grad
311.8 sq mi
ZIP Area
89
Density / Sq Mi
$48,288
Median Household Income
$33,879
Median Earnings
$879
Median Rent
$210,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical center - Vacant ambulatory surgery center featuring two operating rooms and two large treatment rooms in Canton, MS.
Where is this medical center located?
The property is located at 1883 Hwy 43 S Canton, MS.
What is the asking price?
The asking price for this property is $6,104,088.
What are key features of this property?
This property features: 44,095 SF vacant, turn‑key ambulatory surgery center; Two operating rooms and two large treatment rooms; Over 8,000+ vehicles passing the site daily on Highway 43
