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    Downtown Ironton Commercial Building Title is generated by Realmo AI

    138 S Main S MaIN Street S, Ironton, MO 63650

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    Claim this Listing
    For Sale
    Under Contract
    $60,000

    Business - Ironton, MO

    Type:Business
    Property size:
    884 SF
    Lot size:
    0.22 Acres
    Price / SF:
    $67/SF
    Added:
    Mar 4, 2026
    Days on Market:
    75
    Last Refresh:
    May 18 at 1:06 pm

    Property Features for 138 S Main S MaIN Street S

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Standard status
    Active Under Contract
    APN
    06331000
    Size
    884 SF
    Lot size
    0.22 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    382

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1920
    Flooring type
    Hardwood, Vinyl
    Building materials
    Stucco
    Architectural style
    Other

    We can help!

    Listing Contact
    Jerry Spitzmiller

    Listing agent Jerry Spitzmiller License #1999021318

    Listing office Spitzmiller Realty 504 N Main St, Ironton, MO

    Listing date Mar 4, 2026

    MLS# 26011427 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.

    HighLights

    • Downtown Ironton location offers high visibility and accessibility.
    • Large city lot included, providing ample parking space.
    • Versatile commercial building suitable for office or retail use (formerly surveyor's office and beauty shop).
    • Central air and heat ensure year‑round comfort.
    • Stucco exterior provides a professional appearance.
    • Affordable price at $60,000.

    Overview

    This commercial building is located in downtown Ironton. The stucco exterior houses two office rooms and two half baths. The building was formerly used as a surveyor's office and a beauty shop. It features central air and heat, as well as a partial basement. A large city lot next to the building is currently used for parking. The lot size is 0.22 acres. The building has 884 square feet of space.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Map

    City
    Ironton
    County
    Iron
    State
    Missouri
    Longitude
    -90.6627
    Latitude
    37.6026

    Nearby Similar for Sale

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    • $75,000
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      Remodeled Beauty Salon For Sale

      Remodeled beauty salon with updated features, ideal for small business.
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    FAQs

    What type of property is this?
    Office units - Commercial building in downtown Ironton with parking lot.
    Where is this office units located?
    The property is located at 138 S Main S MaIN Street S Ironton, MO.
    What is the asking price?
    The asking price for this property is $60,000.
    What are key features of this property?
    This property features: Downtown Ironton location offers high visibility and accessibility.; Large city lot included, providing ample parking space.; Versatile commercial building suitable for office or retail use (formerly surveyor's office and beauty shop).
    (573) 546-7479
    We can help!
    Listing Contact
    Jerry Spitzmiller
    Real Estate License ID: 1999021318
    Learn More
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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.

    More about this property
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