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    1455 Madison 441 Fredericktown, MO 63645

    Sponsored
    For Sale
    $1,495,000

    Farm, Rustic - Fredericktown, MO

    Type:Farm
    Property size:
    1,576 SF
    Lot size:
    111.58 Acres
    Days on Market:
    103
    Last Refresh:
    Feb 11 at 8:06 pm

    Property Features for 1455 Madison 441

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Security features
    Smoke Detector(s)
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Great Room
    Bedrooms
    3
    Bathrooms
    5
    APN
    14-4.1-20-000-000-002.000
    Parking features
    Garage, Garage - Attached
    Interior features
    Bar, Ceiling Fan(s), Chandelier, Country Kitchen, Eat-in Kitchen, Entrance Foyer, High Ceilings, Natural Woodwork, Pantry, Shower, Storage
    Exterior features
    Fencing, Entry Steps/Stairs, Lighting, Rain Gutters, Storage
    Fencing
    Fenced
    Fireplace
    1
    Basement Y/N
    1
    Appliances
    Range, Refrigerator
    Size
    1,576 SF
    Lot size
    111.58 Acres

    Utilities

    Heating system
    Fireplace(s), Forced Air
    Cooling system
    Central Air
    Water front features
    Creek, Waterfront
    Water front
    1

    Building Details

    Year built
    2016
    Floors in Building
    2
    Flooring type
    Hardwood
    Building materials
    Attic/Crawl Hatchway(s) Insulated, Concrete, Frame, Vinyl Siding
    Roof type
    Metal
    Architectural style
    Rustic
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Denny Ward

    Swinford Realty LLC (573) 225-0374

    Listing agent Denny Ward (573) 783-8231 License #202768

    Listing date Nov 1, 2025

    MLS# 25072578 Listing URL

    Copyright © 2026 MARIS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Picturesque Farm with Event Venue

    This 111.58-acre property in rural Madison County features a blend of natural beauty and recreational opportunities. Currently utilized as a retreat and event destination, the property hosts weddings, family gatherings, seasonal events, and offers overnight lodging. Natural springs feed Patty Creek and provide the water source for many of the farm’s buildings. The property includes approximately 94 acres of established forest with abundant wildlife and scenic open areas. Structures on the property include a 1,576 sq ft main house with a full basement, a 1,024 sq ft guest home, and a historic 1,128 sq ft farmhouse. There is also a 2,100 sq ft event barn built in 2010, suited for weddings, retreats, and celebrations. A 357 sq ft off-grid hunting cabin is nestled in the woods, complete with a wood cook stove.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Bed & Breakfast Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fredericktown
    County
    Madison
    State
    Missouri
    Longitude
    -90.40897908
    Latitude
    37.35675609

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    FAQs

    What type of property is this?
    Farm - 111.58-acre farm with event venue and multiple residences.
    Where is this farm located?
    The property is located at 1455 Madison 441 Fredericktown, MO.
    What is the asking price?
    The asking price for this property is $1,495,000.
    What are key features of this property?
    This property features: - 111.58-acre property featuring 94 acres of established forest, ideal for hunting, events, or private enjoyment.; - Multiple structures including a main house, guest house, historic farmhouse, event barn, and off-grid hunting cabin.; - Currently operating as a retreat and event destination with income potential from weddings, gatherings, and seasonal events.
    (573) 783-8231
    Request Owner's contact information
    1455 Madison 441 Fredericktown, MO 63645
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    Fredericktown, MO 63645
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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
    1455 Madison 441 Fredericktown, MO 63645
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    We can help!
    Listing Contact
    Denny Ward
    Real Estate License ID: 202768
    (573) 783-8231
    Learn more
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