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    Restaurant Property with Event Center Title is generated by Realmo AI

    2728 &2802 N Rangeline Road, Joplin, MO 64801

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    For Sale
    $1,500,000

    COMMERCIAL - Joplin, MO

    Property size:
    12,182 SF
    Lot size:
    3.01 Acres
    Price / SF:
    $123/SF
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 3:06 pm

    Property Features for 2728 &2802 N Rangeline Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C-3,R-3
    Bathrooms
    6
    Rooms
    Bathroom 6, Bathroom 1, Bathroom 5, Bathroom 4, Bathroom 3, Bathroom 2
    Standard status
    Active
    APN
    16702540001037000
    Size
    12,182 SF
    Lot size
    3.01 Acres

    Taxes and HOA fees

    Tax Description
    JOP MISC BEG 1066.69' N & 66' W SE SEC COR W 300' N 247.6' E 300' S 247.6' TO POB
    Tax Annual Amount
    11406

    Utilities

    Heating system
    Natural Gas, Central
    Cooling system
    Central Air

    Building Details

    Year built
    1973
    Flooring type
    Ceramic, Vinyl
    Roof type
    Rolled Hot Mop

    We can help!

    Listing Contact
    Amy Hunt Team

    Listing agent Amy Hunt Team License #2017015942

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

    Listing date Jun 3, 2026

    MLS# 256341

    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

    • Just over 3 acres with approx. 245 ft of Range Line Rd frontage and multiple entrances off Range Line
    • 2 buildings totaling just under 12,000 sqft: main building just under 8,000 sqft plus second building just over 4,000 sqft
    • Main steel‑framed building seats approx. 250 people; roof is rolled hot mop; central heating and central air
    • Second building used as an event center for approx. 120–150 people, with central heating and central air
    • Zoned C‑3 (1.7 acres) and R‑3 (1.31 acres) plus a large storage building and large parking lot
    • Restaurant operations span 40+ years; restaurant and equipment are not included in list price and may be negotiated with an acceptable offer

    Overview

    This property for sale includes two primary buildings operated as a well-known local restaurant for 40+ years. The main building is steel framed and is just under 8,000 square feet, with seating estimated at approximately 250 people. A second building, located on the west side of the property, is just over 4,000 square feet and has been used as an event center with estimated capacity of 120–150 people. There is also a large storage building on site, along with a large parking lot designed to support business operations. The restaurant and equipment are not included in the list price, and may be negotiable with an acceptable offer.

    The parcel is located on north Rangeline Road in Joplin, Missouri, with approximately 245 feet of frontage. There are entrances off Rangeline, supporting access from the road. The property consists of roughly 3.01 acres and is currently split-zoned: C-3 (about 1.7 acres) and R-3 (about 1.31 acres).

    For tenants, buyers, or operators, the existing restaurant and event-center configuration can support hospitality and gathering uses under the property’s current zoning designations. The on-site parking and storage improvements can also help reduce operational friction for a new operator taking over the facilities.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $171.0k $14.04
    − Vacancy −$6.8k −$0.56
    EGI $164.2k $13.48
    − OpEx −$41.0k −$3.37
    NOI $123.1k $10.11
    12,182 SF · lease $14.04/SF/yr · vacancy 4.00% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $1.76M
    $1.54M – $2.05M (±1% cap)
    NOI $123,145 @ 7.0% cap · market cap 8.21%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $3.68M
    $3.22M – $4.29M (±1% cap)
    NOI $257,284 @ 7.0% cap · market cap 17.15%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    The Joplin Stamp Club Employment Agency Granny Shaffer's Restaurant Restaurant 4 State Vettes ... Nightclub Sac and White River ... Hotel & Motel

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Joplin
    County
    Jasper
    State
    Missouri
    Longitude
    -94.477547
    Latitude
    37.115891

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    FAQs

    What type of property is this?
    Conventional restaurant - Steel-framed restaurant plus an event center with extensive parking and dual zoning supports multiple commercial uses.
    Where is this conventional restaurant located?
    The property is located at 2728 &2802 N Rangeline Road Joplin, MO.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Just over 3 acres with approx. 245 ft of Range Line Rd frontage and multiple entrances off Range Line; 2 buildings totaling just under 12,000 sqft: main building just under 8,000 sqft plus second building just over 4,000 sqft; Main steel‑framed building seats approx. 250 people; roof is rolled hot mop; central heating and central air
    (417) 499-8699
    We can help!
    Listing Contact
    Amy Hunt Team
    Real Estate License ID: 2017015942
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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.

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