Medical Office
For Sale
Contact for pricing
3265 HWY 90, Gautier, MS 39553
For sale corporate medical office with annual rent increases and access off HWY 90 in Gautier, MS.
Property Size3,600 SF
Price / SF$394.51
Days on Market58
Property Features for 3265 HWY 90
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Office, Mixed Use
Building Details
Year Built
2019
Listing Agency:
Marcus & Millichap - Memphis
Listed By:
William Davis · License #MS B-15586
Source:
Crexi
Added: Jun 11
Changed: Jul 10
Last Checked: Aug 4 at 2:57PM
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 Marcus & Millichap - Memphis
Investment Insights
Based on property information with market context.
This corporate medical office building is being offered for sale. The property size is listed as 3,600 square feet, and the financial terms provided include $88,000 in annual income with annual increases.
The building is located at 3265 HWY 90 in Gautier, MS, and is described as being across from a new 32-acre mixed-use development. This positioning can be relevant for tenants and operators looking to serve the surrounding growth in the immediate area.
From an operator or buyer perspective, the property’s medical office use aligns with healthcare-oriented tenants and services. The stated annual income figure and the presence of annual increases support underwriting for buyers focused on steadier, term-based cash flow. Interested parties should review the rent and increase details with the listing broker, along with any available property and tenancy information beyond what is provided here.
The building is located at 3265 HWY 90 in Gautier, MS, and is described as being across from a new 32-acre mixed-use development. This positioning can be relevant for tenants and operators looking to serve the surrounding growth in the immediate area.
From an operator or buyer perspective, the property’s medical office use aligns with healthcare-oriented tenants and services. The stated annual income figure and the presence of annual increases support underwriting for buyers focused on steadier, term-based cash flow. Interested parties should review the rent and increase details with the listing broker, along with any available property and tenancy information beyond what is provided here.
Key Highlights
- Corporate medical office built in 2019
- Located in Gautier, MS, with access off Hwy 90
- $88K AHI reported
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
$51,218
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
3.61%
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%
$1,024,360
$1.0M
Cap Rate 7%
$731,686
$731.7K
Cap Rate 9%
$569,089
$569.1K
Market Conditions
NOI Build-Up for 3,600 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
$86.4K $24.00/SF
− Vacancy
−$18.1K −$5.03/SF
EGI
$68.3K $18.97/SF
− OpEx
−$17.1K −$4.74/SF
NOI
$51.2K $14.23/SF
Area
Jackson County, MS
Vacancy
20.96%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,024,360
Cap Rate 7%
$731,686
Cap Rate 9%
$569,089
Alternative Uses
Best Use
Office B
$731.7K
$640.2K – $853.6K
NOI $51,218 @ 7.0% cap · market cap 3.61%
Second Best
Healthcare Medical
$608.4K
$532.3K – $709.8K
NOI $42,585 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$983.5K
$860.6K – $1.15M
NOI $68,844 @ 7.0% cap · market cap 4.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39553, MS
17,032
Population
7,470
Households
2.3
Avg Household Size
40
Median Age
19%
College-Educated
85%
High-School Grad
28.3 sq mi
ZIP Area
602
Density / Sq Mi
$63,091
Median Household Income
$36,758
Median Earnings
$1,070
Median Rent
$154,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - For sale corporate medical office with annual rent increases and access off HWY 90 in Gautier, MS.
Where is this medical office space located?
The property is located at 3265 HWY 90 Gautier, MS.
What is the asking price?
The asking price for this property is $1,420,242.
What are key features of this property?
This property features: Corporate medical office built in 2019; Located in Gautier, MS, with access off Hwy 90; $88K AHI reported
