160 Fountains Blvd - 160 Fountians Blvd | ASC & Medical Offices 159,967 SF Health Care Building Offered at $9,750,000 at a 6.71% Cap Rate in Madison, MS 39110

160 Fountains Boulevard is a 15,967-square-foot Class A ambulatory surgical center built in 2017 within The Fountains of Madison, the premier mixed-use development in Madison, Mississippi. It is the only established multi-specialty ASC in Madison County and one of the most thoroughly equipped outpatient surgical facilities in central Mississippi. The property is offered at $9,750,000, approximately $611 per square foot, and delivers vacant at closing.
The building is organized into three independently operable zones connected by a central glass conservatory: a licensed ambulatory surgical center (7,364 SF), a fully built-out medical office (6,168 SF), and a turnkey MediSpa (1,451 SF). Each zone has its own entry, reception, and patient flow and can operate under separate occupancy, so a buyer can run the building as a single-operator facility, divide it among three uses, or any blend in between. The ASC contains two operating rooms, three PACU recovery bays, two pre-operative bays, one procedure room, a scrub sink room, central nursing and supply stations, full medical gas infrastructure, a covered patient porte-cochere, and an on-site emergency generator. The medical office is built out with six exam rooms around a central physician and nurse workstation, seven private offices, a conference room, and a full administrative wing. The MediSpa is a self-contained suite with a dedicated entry and four treatment rooms. At the center of the plan, a 984-square-foot heated and cooled glass conservatory with a herringbone brick floor, full-height steel windows, and a glass roof draws natural light deep into the surrounding patient and staff areas and offers flexible use as reception, hospitality, amenity, or future expansion space.
The property holds an active Certificate of Need, a Mississippi Ambulatory Surgical Facility license, CMS Medicare ASC certification, and QUAD A accreditation, all transferable to a qualified acquirer through the standard Change of Ownership process. The asset sits within Ambulatory Service Planning Area 5 (Hinds, Madison, and Rankin counties), where existing multi-specialty facilities operate at 1,229 or more surgeries per operating room per year against the State Health Plan's 800-per-OR threshold. Any new entrant faces a substantially heightened CON burden, so the Certificate of Need functions as a regulatory moat around the facility.
Vacant delivery gives an owner-operator surgeon group, a private equity-backed ASC platform, a regional health system, or a physician practice immediate operational control on day one. Sale-leaseback or transition-services arrangements with current practitioners are available for buyers who prefer partial leased income at close. Medical, surgical, and operational equipment and fixtures necessary to operate the facility convey with the sale. At $611 per square foot, the asking price sits well below the estimated $800-plus per square foot hard cost of purpose-built ASC construction, roughly $12.8 million to replicate before equipment, regulatory approvals, and licensing, and before the time and execution risk of obtaining a new Certificate of Need in ASPA 5.
LOCATION
160 Fountains Boulevard sits at the entrance to The Fountains of Madison on the Highway 463 corridor, just off Interstate 55. Madison is one of the most affluent and best-managed municipalities in Mississippi, 14 miles north of downtown Jackson, known for top-rated public schools and design-controlled commercial corridors. The property is approximately 11 minutes from the University of Mississippi Medical Center and 15 minutes from downtown Jackson, with approximately 17,000 vehicles per day on Highway 463.
Madison County is one of the fastest-growing and highest-income counties in Mississippi, with a population exceeding 110,000. The 15-minute drive-time trade area contains 102,074 residents, 42,722 households, and 131,009 daytime workers and residents, is 56.1 percent college-educated, and carries a median household income of $83,106. Residents age 65 and older number 19,612, or 19.2 percent of the trade area, and healthcare spending indexes 9 percent above the national average per household. Healthcare and Social Assistance is the largest employment sector in the trade area at 28.0 percent of all employees, anchored by the University of Mississippi Medical Center, Baptist Medical Center, St. Dominic Hospital, and Merit Health Madison. The broader three-county Jackson Metropolitan Area is the largest healthcare market in Mississippi and the regional referral hub for much of the state.
INVESTMENT HIGHLIGHTS
Only established multi-specialty ASC in Madison County, the highest-income county in Mississippi
CON-protected authorization stack: active Certificate of Need in a planning area already above the State Health Plan's 800-per-OR threshold, plus ASF license, CMS Medicare ASC certification, and QUAD A accreditation, all transferring via standard Change of Ownership
Three operable suites, one address: ASC, medical office, and MediSpa each operate independently with their own entries, receptions, and patient flows
Class A construction, purpose-built in 2017: two ORs, three PACU bays, two pre-op bays, one procedure room, full medical gas, on-site generator
Signature 984 SF glass conservatory brings daylight, views, and shared gathering space into the heart of the building
High-income, healthcare-active trade area: 102,074 residents within 15 minutes, $83,106 median household income, healthcare spending 9 percent above the national average
Flexible delivery: vacant at closing, with optional sale-leaseback of the medical office and MediSpa suites
Cost basis below replacement: $611 per square foot asking price versus $800-plus per square foot to replicate
OFFERING
Offered at $9,750,000 ($611/SF). Vacant at closing or with assumption of ASC leases. Full diligence materials, including the Offering Memorandum, floor plans, equipment list, and regulatory documentation, are available through the a document vault upon execution of a Confidentiality Agreement. Contact Scott Overby, CCIM CPM, Overby Commercial, 601.366.8600.
Regulatory, CON, licensing, and accreditation matters should be independently verified with the Mississippi State Department of Health, CMS, the accrediting body, and qualified healthcare counsel.