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    • Brokers

    Matthew Woessner, Buckhorn, MO

    License ID: 2008011356
    Years of Experience
    16
    Association
    Pulaski County Board Of Realtors

    Service Locations

    Contact details

    Phone:
    (573) 308-7006
    Office Address:
    1703 N. Bishop, Rolla, MO 65401

    Property Types

    • Commercial Sale
    • Land
    • Residential Multi Family

    Performance

    Listings
    19
    Price range
    $9.9k - 1.3M
    Average price
    $630k

    Listings

    For Sale (19)

    View map
    • $479,000
      3,080 SF

      St. James Retail Building For Sale

      Retail building in busy location with room to expand.
      327 N Jefferson St, Saint James, MO 65559
      View Details
    • $217,800
      7.28 Acres

      Waynesville Land Development Opportunity

      Platted R3-zoned lots in a desirable Waynesville subdivision.
      El Loma St, Waynesville, MO 65583
      View Details
    • $125,000
      2.61 Acres

      Rolla Land Development Opportunity

      2.61 acre mixed-use land parcel in Rolla, Missouri.
      10240 County Road 3060, Rolla, MO 65401
      View Details
    • $1,690,000
      7.57 Acres

      Mixed-Use Property on 7.57 Acres

      Mixed-use property with highway access and income generation potential.
      363 Doolittle Outer Rd, Rolla, MO 65401
      View Details
    • $249,900
      2.08 Acres

      Land with I-44 Visibility

      2+ acre tract with shop, home, and highway frontage.
      10670 County Road 2000, Rolla, MO 65401
      View Details
    • $1,260,000
      8.08 Acres

      Rolla Land Development Opportunity

      8+ acre development site near I-44 and hospital.
      1400 Nagogami Rd, Rolla, MO 65401
      View Details
    • $305,000
      6,934 SF

      Commercial Building in High-Traffic Area

      Spacious commercial building with kitchen, parking, and high visibility.
      1 S Main St, Salem, MO 65560
      View Details
    • $194,700
      1,440 SF

      Remodeled Income Property in Cuba, MO

      Move-in ready duplex on 1.22 acres in Cuba, Missouri.
      148 Rutz Subdivision Rd, Cuba, MO 65453
      View Details
    • $479,000
      3,080 SF

      Retail Building in St. James

      Retail building with expansion potential in high-traffic location.
      327 N Jefferson St, Saint James, MO 65559
      View Details
    • $475,000
      0.97 Acres

      Prime Land Ready for Development

      0.97 acres of land in a high-traffic area.
      100 Highway 72 W, Rolla, MO 65401
      View Details
    • $1,260,000
      8.08 Acres

      Rolla, MO Development Opportunity

      Over 8 acres in Rolla, MO, ready for development.
      1400 Nagogami Rd, Rolla, MO 65401
      View Details
    • $699,000
      0.50 Acres

      Prime Commercial Property in Cuba

      Highly visible commercial property suitable for automotive or service businesses.
      309 N Franklin St, Cuba, MO 65453
      View Details
    • $499,000
      2.39 Acres

      2.39 Acres with I-44 Visibility

      2.39 acres in Rolla, MO, with I-44 visibility.
      13380 Martin Spring Outer Rd, Rolla, MO 65401
      View Details
    • $439,000
      6,956 SF

      Mixed-Use Property with I-44 Frontage

      Versatile commercial property with residential home and interstate visibility.
      15890 County Road 8140, Rolla, MO 65401
      View Details
    • $1,690,000
      7.57 Acres

      Versatile Commercial Property with Highway Access

      7.57 acres with highway frontage, multiple buildings, and income potential.
      363 Doolittle Outer Rd, Rolla, MO 65401
      View Details
    • $325,000
      5.45 Acres

      Kirbyville Land Near Bull Shoals

      5.452 acres near Bull Shoals Lake, zoned for nightly rentals.
      375 Parksley Ln, Kirbyville, MO 65679
      View Details
    • $439,000
      4,300 SF

      Mixed-Use Property with Residential Home

      Versatile commercial property with frontage along I-44 and residential income.
      15890 County Road 8140, Rolla, MO 65401
      View Details
    • $475,000
      0.97 Acres

      Prime Land For Development

      0.97 acres m/l, prime location for new development.
      100 Highway 72 W, Rolla, MO 65401
      View Details
    • $479,000
      3,080 SF

      St. James Commercial Building For Sale

      Commercial building for sale in St. James, Missouri.
      327 N Jefferson St, Saint James, MO 65559
      View Details

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    Matthew Woessner, Buckhorn, MO
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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