160 Fountians Blvd | ASC & Medical Offices 160 Fountains Blvd 15,967 SF 4-Star Office Building Madison, MS 39110 $9,750,000 ($610.63/SF) 6.71% Cap Rate

Property Description
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 building is organized into three independently operable zones connected by a central glass conservatory: a licensed ambulatory surgical center, a fully built-out medical office, and a turnkey MediSpa. Each zone has its own entry 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, full medical gas infrastructure, a covered patient porte-cochère, and an on-site emergency generator. The medical office is built out with six exam rooms, a central physician and nurse workstation, seven private offices, and a full administrative wing. The MediSpa is a self-contained suite with a dedicated entry and four treatment rooms.
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, where existing facilities operate well above the state’s per-OR threshold, so the Certificate of Need functions as a regulatory moat against new competition.
160 Fountains is offered subject to existing leases with established medical users, providing income in place at closing. Lease terms and tenancy detail are available in the data room upon execution of the Confidentiality Agreement. The property is offered at $9,750,000, approximately $611 per square foot, below the estimated $800-plus per square foot replacement cost of purpose-built ASC construction.
Location Description
160 Fountains Boulevard sits at the entrance to The Fountains of Madison on the Highway 463 corridor, just off Interstate 55, in Madison, Mississippi. Madison is one of the most affluent and best-managed municipalities in the state, 14 miles north of downtown Jackson, known for top-rated public schools and design-controlled commercial corridors. The property has direct visibility from the I-55 frontage, approximately 17,000 vehicles per day on Highway 463, and is roughly 11 minutes from the University of Mississippi Medical Center and 15 minutes from downtown Jackson.
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% college-educated, and carries a median household income of $83,106. Healthcare and Social Assistance is the single largest employment sector in the trade area at 28.0% of all employees, anchored by the University of Mississippi Medical Center, Baptist Medical Center, St. Dominic Hospital, and Merit Health Madison. The broader Jackson Metropolitan Area, a three-county market of roughly 606,000 people, 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.
• Certificate of Need protection in Ambulatory Service Planning Area 5; existing facilities run 1,229-plus surgeries per OR against an 800 threshold, blocking new entry. CON transfers with ownership.
• Class A construction, built 2017: two ORs, three PACU bays, two pre-op bays, one procedure room, full medical gas, on-site generator.
• Priced at approximately $611 per square foot, below the $800-plus per square foot replacement cost of purpose-built ASC product.
• Active Medicare ASC certification and QUAD A accreditation, all authorizations transferable through standard Change of Ownership.
• Income in place through existing leases with established medical operators; lease detail available in the data room.
• Three independently operable zones (ASC, medical office, MediSpa) connected by a central glass conservatory, supporting single-operator or multi-tenant use.
• Premier address at The Fountains of Madison on the Highway 463 corridor, minutes from UMMC and downtown Jackson.