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    Live-Work Property Near Lake Ozarks Title is generated by Realmo AI

    2001 Highway 42, Brumley, MO 65017

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    Claim this Listing
    For Sale
    Under Contract
    $369,900

    COMMERCIAL - Brumley, MO

    Lot size:
    1.90 Acres
    Added:
    Jan 8, 2026
    Days on Market:
    148
    Last Refresh:
    Jun 5 at 8:06 pm

    Property Features for 2001 Highway 42

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active Under Contract
    APN
    159029004007006000
    Lot size
    1.90 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    PCL PT NW SE Brumley P 22, Miller Co., MO
    Tax Annual Amount
    1195

    Utilities

    Utilities
    Propane
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air
    Water source
    Well, Private

    Building Details

    Building materials
    MetalSiding, Concrete, WoodSiding
    Roof type
    Shingle

    We can help!

    Listing Contact
    PEGGY LYNN ALBERS
    PEGGY LYNN ALBERS

    Listing agent PEGGY LYNN ALBERS License #2015037742

    Listing office Albers Real Estate Advisors 3287 Bagnell Dam Boulevard, Lake Ozark, MO

    Listing date Jan 8, 2026

    MLS# 3583261

    Copyright © 2026 Bagnell Dam 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

    • High‑traffic highway frontage (1517 vehicles per day in 2025) with limited nearby competition, ideal for business exposure.
    • Versatile live‑and‑work property with a 3‑bedroom home and former convenience store.
    • The residential area features an open floor plan, vaulted ceilings, LVP flooring, updated windows, a modern kitchen, and a walkout lower level.
    • The commercial space includes office space, a kitchen area, two half baths, a shower, ample storage, and a large walk‑in cooler.
    • Multiple outbuildings provide shop, garage, and workspace with overhead doors.
    • Located in the School of the Osage District and a short drive to Lake of the Ozarks.

    Overview

    This commercial and residential property, formerly a fuel station with a tire repair shop, offers the opportunity to live and work in one place. The 3-bedroom home features main-level living, an open floor plan with vaulted ceilings, LVP flooring, updated windows, and a modern kitchen with custom cabinetry, tile backsplash, large island, gas stove, and hard-surface countertops. A covered patio, attached carport, and walkout lower level add functionality. The former convenience store includes office space, a kitchen area, two half baths, a shower, ample storage, and a large walk-in cooler. Multiple additional outbuildings provide shop, garage, and workspace with overhead doors for equipment or vehicle access. Previously operated as a gas station, convenience store, bait shop, deli, and hardware location, this property offers highway frontage with limited nearby competition. Located in the School of the Osage District and a short drive to Lake of the Ozarks, it's a versatile live-and-work opportunity. The property is situated on 1.9 acres in Brumley, MO. In 2025 the traffic count was 1517 per day.
    Property Profile Location Intelligence

    Current Use by Public Records

    Gas stations

    Suggested Use

    Hair Salon Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Brumley
    County
    Miller
    State
    Missouri
    Longitude
    -92.48552
    Latitude
    38.084774

    FAQs

    What type of property is this?
    Gas station - Commercial and residential property with highway frontage near Lake Ozarks.
    Where is this gas station located?
    The property is located at 2001 Highway 42 Brumley, MO.
    What is the asking price?
    The asking price for this property is $369,900.
    What are key features of this property?
    This property features: High‑traffic highway frontage (1517 vehicles per day in 2025) with limited nearby competition, ideal for business exposure.; Versatile live‑and‑work property with a 3‑bedroom home and former convenience store.; The residential area features an **open floor plan, vaulted ceilings, LVP flooring, updated windows, a modern kitchen, and a walkout lower level.**
    (573) 569-8792
    We can help!
    Listing Contact
    PEGGY LYNN ALBERS
    PEGGY LYNN ALBERS
    Real Estate License ID: 2015037742
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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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