Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    0 I-44 & CR 3290 Saint James, MO 65559

    View on Map
    For Sale
    $13,000,000

    Farm - St James, MO

    Type:Farm
    Lot size:
    785.01 Acres
    Added:
    Mar 2, 2026
    Days on Market:
    35
    Last Refresh:
    Apr 6 at 2:06 am

    Property Features for 0 I-44 & CR 3290

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Exterior features
    Corner Lot, Waterfront, Fencing
    Fencing
    Fenced
    Standard status
    Active
    APN
    71-03-8.0-27-000-000-023.000
    Lot size
    785.01 Acres

    Taxes and HOA fees

    Tax Year
    2019
    Tax Annual Amount
    1324

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Michael Woessner

    Listing agent Michael Woessner License #1999022373

    Listing office Investment Realty, Inc. 1703 N BISHOP, Rolla, MO

    Listing date Mar 2, 2026

    MLS# 20030300 Listing URL

    Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    785-Acre Land Parcel For Sale

    This expansive 785-acre parcel, located between Rolla and St. James, Missouri, presents a unique opportunity. Situated along I-44, the property boasts over 1,700 feet of interstate frontage. More than 90% of the land is open, featuring mostly level, cleared, and improved ground. The property offers significant industrial potential, with over 14,000 feet of road frontage and approximately 8,000 feet of Burlington Northern Railroad frontage, including a private crossing. The Rolla Regional Economic Commission and the Missouri Department of Economic Development may offer incentives for industries considering locating in this area.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Saint James
    County
    Phelps
    State
    Missouri
    Longitude
    -91.674968
    Latitude
    37.9847

    Nearby Similar for Sale

    • $479,000
      3,080 SF

      St. James Retail Building For Sale

      Retail building in busy location with room to expand.
      327 N Jefferson Street, St James, MO 65559
      View Details
    • $199,000

      Turnkey Self-Storage Facility For Sale

      55-unit self-storage facility with income potential in St James.
      516 E James Boulevard, St James, MO 65559
      View Details
    • $3,700,000

      185 Acres Near Rolla

      185 acres between Rolla & St. James with railroad access.
      0 CR 3120, St James, MO 65559
      View Details
    • $69,900

      Commercial Land Near I-44 Exit

      2.88 acre commercial property with I-44 visibility.
      0 N Outer Road, St James, MO 65559
      View Details
    • $189,900

      23.96 Acre Land I-44 Frontage

      23.96 acres with I-44 frontage, ideal for development or recreation.
      0 Dillon Outer Road, St James, MO 65559
      View Details
    • $13,000,000

      785 Acre Land Parcel I-44

      785 acre commercial land with I-44 and railroad frontage.
      0 I-44 & CR 3290, St James, MO 65559
      View Details
    • $395,000

      Residential Land For Multi-Family Development

      7.42 acres zoned for residential or multi-family development.
      0 Tiger Drive, St James, MO 65559
      View Details
    • $299,000

      Pastureland with I-44 Frontage

      32.52 acres of pastureland with I-44 frontage.
      18626 CR 1000, St James, MO 65559
      View Details
    • $49,900

      Commercial Lot Near Interstate I-44

      Commercial land with high visibility and easy access to I-44.
      0 N Outer Road, St James, MO 65559
      View Details
    • $7,040,000

      Prime Land with Railroad Access

      438.62 acres near Rolla & St. James with industrial potential.
      0 CR 3290, St James, MO 65559
      View Details
    • $49,900

      Commercial Lot Near Interstate I-44

      0.19 acre commercial lot with excellent interstate exposure.
      0 N Outer Road, St James, MO 65559
      View Details
    • $8,000,000

      160 Acres with I-44 Frontage

      160 acres with commercial potential between Rolla & St. James.
      0 I-44 & CR 3250, St James, MO 65559
      View Details

    FAQs

    What type of property is this?
    Commercial land - 785-acre land parcel with interstate and railroad frontage near St. James.
    Where is this commercial land located?
    The property is located at 0 I-44 & CR 3290 Saint James, MO.
    What is the asking price?
    The asking price for this property is $13,000,000.
    What are key features of this property?
    This property features: 1. 785 m/l acre parcel with over 1,700 m/l feet of I‑44 interstate frontage.; Boasts over 14,000 m/l feet of road frontage and 8,000 m/l feet of Burlington Northern Railroad frontage with a private crossing.; Over 90% open, level, cleared, and improved ground.
    (573) 364-8111
    We can help!
    Listing Contact
    Michael Woessner
    Real Estate License ID: 1999022373
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!