Three-Suite Multi-Tenant Office
For Sale
$1,200,000
1976 Hwy 43, Canton, MS 39046
Fully leased, three-suite commercial building with ample parking and Highway 43 frontage in Canton, MS.
Property Size14,000 SF
Lot Size1.56 Acres
Price / SF$85.71
Days on Market49
Property Features for 1976 Hwy 43
General Information
Standard status
Active
Size
14,000 SF
Lot size
1.56 Acres
Zoning
C2
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1999
Tenancy
Multi
Listing Agency:
JDJ Realty
Listed By:
Chad Doiron · License #S59663
(601) 260-0335
Source:
Fiorellaavenue
Added: Jul 18
Changed: Sep 3
Last Checked: Sep 2 at 12:57AM
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 JDJ Realty
Investment Insights
Based on property information with market context.
JDJ Realty is pleased to present 1976 Highway 43, a fully leased multi-tenant investment opportunity in Canton, MS. The property is approximately 14,000 SF and is set on 1.56 acres, configured into three commercial suites. The available space offers a versatile mix of office, retail, and service-oriented space suitable for leasing, or for an owner-user looking to occupy part of the building while maintaining income from existing tenants.
The building benefits from ample on-site parking, as well as visibility and frontage along Highway 43. The public remarks also note the property is minutes from I-55, Nissan, and Amazon.
This asset is described as having long-term tenant occupancy and is identified as being zoned C2. The current configuration and established tenant base support a straightforward, three-tenant, multi-suite layout within a single commercial building.
The building benefits from ample on-site parking, as well as visibility and frontage along Highway 43. The public remarks also note the property is minutes from I-55, Nissan, and Amazon.
This asset is described as having long-term tenant occupancy and is identified as being zoned C2. The current configuration and established tenant base support a straightforward, three-tenant, multi-suite layout within a single commercial building.
Key Highlights
- Fully leased multi‑tenant commercial investment in Canton, MS
- Approx. 14,000 SF building on 1.56 acres with 3 commercial suites
- Long‑term tenant occupancy with established tenants in place
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
$94,500
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
7.88%
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%
$1,890,000
$1.9M
Cap Rate 7%
$1,350,000
$1.4M
Cap Rate 9%
$1,050,000
$1.1M
Market Conditions
NOI Build-Up for 14,000 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
$168.0K $12.00/SF
− Vacancy
−$16.8K −$1.20/SF
EGI
$151.2K $10.80/SF
− OpEx
−$56.7K −$4.05/SF
NOI
$94.5K $6.75/SF
Area
Madison County, MS
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,890,000
Cap Rate 7%
$1,350,000
Cap Rate 9%
$1,050,000
Alternative Uses
Best Use
Mixed Use
$1.35M
$1.18M – $1.58M
NOI $94,500 @ 7.0% cap · market cap 7.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.05M
$2.67M – $3.56M
NOI $213,333 @ 7.0% cap · market cap 17.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
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?
Mixed-use property - Fully leased, three-suite commercial building with ample parking and Highway 43 frontage in Canton, MS.
Where is this mixed-use property located?
The property is located at 1976 Hwy 43 Canton, 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: Fully leased multi‑tenant commercial investment in Canton, MS; Approx. 14,000 SF building on 1.56 acres with 3 commercial suites; Long‑term tenant occupancy with established tenants in place
