Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Wooded and Pasture Land Tract Title is generated by Realmo AI

    Tract 2 State Highway 90, Noel, MO 64854

    View on Map
    Claim this Listing
    Picture of Agricultural land / Farmland at Tract 2 State Highway 90, Noel, MO
    For Sale
    $137,500

    COMMERCIAL - Noel, MO

    Lot size:
    5.50 Acres
    Added:
    Oct 21, 2025
    Days on Market:
    227
    Last Refresh:
    Jun 4 at 3:06 pm

    Property Features for Tract 2 State Highway 90

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    16-5.0-22-000-000-004.001
    Lot size
    5.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    32

    We can help!

    Listing Contact
    Christi Sims

    Listing agent Christi Sims License #2014039672

    Listing office KELLER WILLIAMS REALTY ELEVATE 619 S Florida, Joplin, MO

    Listing date Oct 21, 2025

    MLS# 255975 Listing URL

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

    HighLights

    • Prime location adjoining Hwy 90 and I49.
    • 5.5 m/l acres of mixed wooded and pasture land.
    • Close proximity to NWA and Bentonville Square.
    • New residential and commercial construction in the area.
    • Minutes from Bella Vista and Neosho.
    • Opportunity to purchase smaller or larger parcels (sister listings).

    Overview

    This 5.5-acre land tract offers a mix of wooded and pasture areas, providing open ground alongside tree coverage. It is being marketed as a flexible parcel option, with opportunities described for buyers looking for smaller or larger sizes.

    The property adjoins Highway 90 and I-49, supporting convenient regional connectivity. It is located in Noel, Missouri, and the remarks note proximity to northwest Arkansas and nearby destinations including Bentonville Square, Bella Vista, and Neosho.

    For buyers, this site may be a practical fit for those seeking a moderately sized acreage holding with both cleared and wooded character near major roadways. The combination of pasture and timber can also support a range of uses that benefit from a mix of open space and natural cover, subject to applicable zoning and permitting requirements. Interested parties should review intended use and local requirements with the appropriate authorities before proceeding.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Pharmacy Auto Parts Store Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Noel
    County
    McDonald
    State
    Missouri
    Longitude
    -94.482038
    Latitude
    36.542973

    Nearby Similar for Sale

    • $800,000
      1,388 SF

      Layer Hen Production Farm

      Income-producing layer hen operation with transferable contract.
      1648 Pack Road, Noel, MO 64854
      View Details
    • $749,000
      1,556 SF

      62-Acre Multi-Dwelling Investment Property

      Income-producing property with homes, cabins, and river access.
      208 Minnow Springs Avenue, Noel, MO 64854
      View Details
    • $749,000
      1,556 SF

      62-Acre Property with Income Potential

      62-acre property with homes, cabins, and river access.
      208 Minnow Springs Avenue, Noel, MO 64854
      View Details
    • $6,000,000

      Missouri Ranch with Creek Frontage

      Working cattle ranch near Bentonville with creek, springs, and wildlife.
      1168 Upper Mill Creek Road, Noel, MO 64854
      View Details
    • $600,500

      Commercial Land with Highway Frontage

      Development acreage fronting Hwy 90 with convenient adjacency to I-49 for strong access and exposure.
      Tract 1 State Highway 90, Noel, MO 64854
      View Details
    • $75,000

      Land in Southwest Missouri

      6.53 acres in Noel, Missouri, ready for your vision.
      Tract 10 Styles Road, Noel, MO 64854
      View Details
    • $49,000

      Land in Southwest Missouri

      5 acres in Noel, Missouri, perfect for a hobby farm.
      Tract 1 Styles Road, Noel, MO 64854
      View Details
    • $75,000

      6.53 Acres in Noel, MO

      Land in southwest Missouri, ideal for hobby farm or retreat.
      Tract 13 Styles Road, Noel, MO 64854
      View Details
    • $79,000

      Land in Southwest Missouri

      10 acres in Noel, Missouri, ready for your vision.
      Tract 3 Styles Road, Noel, MO 64854
      View Details
    • $800,000
      1,388 SF

      Income Producing Layer Hen Farm

      Upgraded layer hen farm with transferrable contract and expansion potential.
      1648 Pack Rd, Noel, MO
      View Details
    • $210,000

      5-Acre Lot with Metal Building

      5-acre lot with metal building near Elk River.
      1368 Mountain Ridge Road, Noel, MO 64856
      View Details
    • $75,000

      7.45 Acres in Noel, MO

      Land in southwest Missouri, perfect for a hobby farm.
      Tract 9 Styles Road, Noel, MO 64854
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 5.5-acre tract with wooded and pasture areas and frontage along Highway 90 and I-49.
    Where is this agricultural land / farmland located?
    The property is located at Tract 2 State Highway 90 Noel, MO.
    What is the asking price?
    The asking price for this property is $137,500.
    What are key features of this property?
    This property features: Prime location adjoining Hwy 90 and I49.; 5.5 m/l acres of mixed wooded and pasture land.; Close proximity to NWA and Bentonville Square.
    (417) 623-9900
    We can help!
    Listing Contact
    Christi Sims
    Real Estate License ID: 2014039672
    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

    Thank You for Inquiry
    Tract 2 State Highway 90, Noel, MO 64854
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!