Acreage Duplex With Separate
New
For Sale
$585,000
107 Candlewood Road, Buffalo, MO 65622
Residential Income, Buffalo, MO
Property Size4,000 SF
Lot Size8.29 Acres
Price / SF$146.25
Days on Market3
Property Features for 107 Candlewood Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Interior features
Formal Living, Washer/Dryer Hookup, Utility Room
Exterior features
Balcony
Appliances
Range, Disposal, Dishwasher, Dryer, Water Softener, Washer, Refrigerator, Microwave
Elementary school
Mallory
Middle school
Buffalo
High school
Buffalo
Directions
65 north to highway 38. Go east on 38 until Candlewood Road. Turn right (south) on Candlewood Road until reaching property
Standard status
Active
APN
15-2.0-09-000-000-017.000
Size
4,000 SF
Lot size
8.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
N 8.29 Acres Of W 15 Acres Of E 1/2 Se Sw & Road Easements Except N 5 Acres Of The W 15 Acres Of The E 1/2 Of Se Sw
Tax Annual Amount
1377
Legal Description
N 8.29 Acres Of W 15 Acres Of E 1/2 Se Sw & Road Easements Except N 5 Acres Of The W 15 Acres Of The E 1/2 Of Se Sw
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Heating system
Central, Heat Pump (Heating)
Cooling system
Central Air, Ceiling Fan(s)
Water source
Private
Amenities
pool
fire-pit area
Ring camera system
outdoor surveillance system
Building Details
Year built
1998
Number of units
2
Building materials
Vinyl Siding
Roof type
Metal
Listing Agency:
Sterling Real Estate Group LLC
(417) 331-0933
Listed By:
Celine Reeves
(417) 307-8053
Added: Aug 28
Last Checked: Aug 30 at 1:06PM
MLS# 60332610
Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This residential duplex combines two attached residences within a 4,000-square-foot property. The primary residence is a 2-story, 2,700-square-foot home with 4 bedrooms and 2 bathrooms, while the second is a 1-story, 1,300-square-foot residence with 3 bedrooms and 2 bathrooms. Each side has its own entrance and rear deck, with an interior locking door connecting the homes. Appliances are included, and the property is served by separate electric meters with a shared private well and septic system.
Set on 8.29 acres down a long country road in Buffalo, Missouri, the property includes a 20-by-30-foot shop with a concrete floor and electricity, a 16-by-8-foot storage shed, lean-to, above-ground pool, and fire-pit area. Additional features include a newer metal roof, updated upstairs paint, central air, heat pump, metal roofing, and vinyl siding. The property is being sold as-is.
Set on 8.29 acres down a long country road in Buffalo, Missouri, the property includes a 20-by-30-foot shop with a concrete floor and electricity, a 16-by-8-foot storage shed, lean-to, above-ground pool, and fire-pit area. Additional features include a newer metal roof, updated upstairs paint, central air, heat pump, metal roofing, and vinyl siding. The property is being sold as-is.
Key Highlights
- Two attached residences total 7 bd and 4 bath across 4,000 sq ft
- Primary residence: 2‑story, 2,700 sq ft with 4 bd and 2 bath
- Second residence: 1‑story, 1,300 sq ft with 3 bd and 2 bath
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$36,256
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.20%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$725,120
$725.1K
Cap Rate 7%
$517,943
$517.9K
Cap Rate 9%
$402,844
$402.8K
Market Conditions
NOI Build-Up for 4,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$55.2K $13.80/SF
− Vacancy
−$3.4K −$0.85/SF
EGI
$51.8K $12.95/SF
− OpEx
−$15.5K −$3.88/SF
NOI
$36.3K $9.06/SF
Area
Dallas County, MO
Vacancy
6.17%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$725,120
Cap Rate 7%
$517,943
Cap Rate 9%
$402,844
Alternative Uses
Best Use
Multifamily LT 5
$517.9K
$453.2K – $604.3K
NOI $36,256 @ 7.0% cap · market cap 6.20%
Second Best
Apartment 5plus
$461.9K
$404.2K – $538.9K
NOI $32,336 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$603.7K
$528.3K – $704.4K
NOI $42,261 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 65622, MO
8,461
Population
3,517
Households
2.4
Avg Household Size
42
Median Age
19%
College-Educated
91%
High-School Grad
151.4 sq mi
ZIP Area
56
Density / Sq Mi
$44,231
Median Household Income
$38,426
Median Earnings
$659
Median Rent
$143,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Attached residences offer flexible living arrangements, private access points, and separate electric meters on a secluded residential property.
Where is this duplex located?
The property is located at 107 Candlewood Road Buffalo, MO.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Two attached residences total 7 bd and 4 bath across 4,000 sq ft; Primary residence: 2‑story, 2,700 sq ft with 4 bd and 2 bath; Second residence: 1‑story, 1,300 sq ft with 3 bd and 2 bath
