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Crossgates Village Shopping Center is a community-oriented retail property located at 1574 W Government Street in Brandon, Mississippi, a suburb of Jackson. Opened in 1981, it spans approximately 100,000 square feet in a strip-style format with ample surface parking. Anchored by national tenants including Ollie's Bargain Outlet, Dollar Tree, and Planet Fitness, the center features a mix of discount retail, fitness, and service-oriented stores such as Factory Connection for apparel, cellular services, and hair salons.
Positioned along high-traffic U.S. Highway 80, it benefits from proximity to Interstate 20, providing strong accessibility to the greater Jackson metro area. Brandon boasts the highest median household income in Mississippi at $71,485, with a population of around 25,000 characterized by families and professionals drawn to its low crime rates and quality of life. The center's market position is solid as an established neighborhood hub serving daily needs, with occupancy rates typically above 90% supported by stable anchors.
Leasing advantages include competitive triple-net rents estimated at $15-20 per square foot annually, high visibility for junior anchor spaces up to 1,200 square feet, and a loyal local customer base. However, the property faces challenges from its age, including potential maintenance needs for infrastructure, and increasing competition from newer developments like Crossgates Landing and Crossgates Corners, which offer modern amenities and grocery anchors.
Retail sales in Brandon reached record highs in 2023, indicating robust market demand, but saturation in discount categories could pressure smaller tenants.
Overall, it suits value-oriented retailers targeting middle-income demographics, though due diligence on traffic patterns and co-tenancy clauses is recommended.
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Hours of Operation
Hours
| Monday | 10:00 AM — 09:00 PM |
| Tuesday | 10:00 AM — 09:00 PM |
| Wednesday | 10:00 AM — 09:00 PM |
| Thursday | 10:00 AM — 09:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 11:00 AM — 06:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographic Profile
Brandon, MS, features a population of approximately 25,000 with a median household income of $71,485, the highest in Mississippi, and a predominantly White (74.2%) and Black (22.6%) demographic. The area attracts families and professionals due to its suburban appeal, low unemployment around 3.5%, and strong retail sales growth, with 2023 marking the city's best sales tax year. This affluent base supports consistent footfall for everyday shopping, but economic shifts in the Jackson metro could impact discretionary spending on non-essential retail.
Accessibility and Footfall
Situated on U.S. Highway 80 with daily traffic counts exceeding 20,000 vehicles and close to I-20 (less than 2 miles), the center offers excellent drive-time access within 5-10 minutes for 70% of the local trade area. Large parking lot accommodates peak hours without congestion. Footfall benefits from anchor draw, estimated at 5,000-7,000 visitors weekly, bolstered by nearby residential growth. Drawbacks include potential access issues during peak traffic on Hwy 80 and limited public transit options, relying heavily on vehicular traffic in this car-dependent suburb.
Tenant Mix and Competition
The tenant mix emphasizes value retail with anchors like Ollie's and Dollar Tree driving traffic to smaller shops in fashion, services, and fitness. Occupancy remains high at over 90%, with stable long-term leases. However, competition intensifies from proximate centers like Kroger-anchored Crossgates Corners and diverse Crossgates Landing, featuring dining and clinics, potentially diverting premium shoppers. Risks include category overlap in discounts leading to sales cannibalization and the need for adaptive merchandising to counter e-commerce trends in a maturing market.
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Brandon, MS
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City Snapshot
Brandon, MS
Comprehensive market intelligence for retail expansion in this city