Building Details

Building materials Metal Siding

Listing Agency: Main Key Realty LLC B***@mainkey.net Show Phone

Listed By: Sidney Florence · License #2018042658 Show Phone

Added: Jun 24 Changed: Aug 19 Last Checked: Aug 31 at 10:06AM

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MLS# 26039829

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Investment Insights

Based on property information with market context.

This mixed-use commercial property is zoned CC2 and set on approximately 1.38 acres. Improvements include a 3,600 sq. ft. shop currently utilized as a welding business, nine storage units, and a retail building with a basement level that could support additional office, storage, or workshop use.

The residential component consists of a 2-bedroom, 1-bath apartment and a 3-bedroom, 1-bath home, and both units are currently tenant-occupied. The overall configuration offers multiple income-producing streams as well as options for owner-use depending on how the shop, storage units, and retail space are operated.

The property is described as highly visible with strong traffic counts and easy accessibility, with quick access to major highways throughout Jefferson County.

Key Highlights

• Zoned CC2 with multiple income‑producing components, including shop, storage units, retail, and two residential units
• Approximately 1.38 acres featuring a 3,600 SF shop currently used as a welding business
• Includes 9 storage units for additional rental income potential

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$34,111

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

4.87%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$682,220 $682.2K

Cap Rate 7%

$487,300 $487.3K

Cap Rate 9%

$379,011 $379.0K

Market Conditions

NOI Build-Up for 3,600 SF 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.

Gross rent

$51.8K $14.40/SF

− Vacancy

−$3.1K −$0.86/SF

EGI

$48.7K $13.54/SF

− OpEx

−$14.6K −$4.06/SF

NOI

$34.1K $9.48/SF

Area

Jefferson County, MO

Vacancy

6.00%

Lease Rate

$14.40 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$682,220

Cap Rate 7%

$487,300

Cap Rate 9%

$379,011

Alternative Uses

Best Use

Self Storage

$487.3K

$426.4K – $568.5K (±1% cap)

NOI $34,111 @ 7.0% cap · market cap 4.87%

Second Best

Warehouse

$269.7K

$236.0K – $314.6K (±1% cap)

NOI $18,877 @ 7.0% cap · market cap 2.70%

Theoretical Best

Specialty Retail

$10.69M

$9.36M – $12.47M (±1% cap)

NOI $748,415 @ 7.0% cap · market cap 106.93%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Manufacturing properties

Suggested Use

Top Pick Restaurant Auto Parts Store Electrical Service Auto Repair Shop Spa & Massage Center Building Supply

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

43

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Industrial in Midwest region

4.4% 2019

4.9% 2020

3.6% 2021

3.1% 2022

4.6% 2023

5% 2024

4.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Manufacturing property - Zoned CC2, this property includes a shop, nine storage units, retail space, and two tenant-occupied residences.

Where is this manufacturing property located?

The property is located at 3817 State Rd Z Mapaville, MO.

What is the asking price?

The asking price for this property is $699,900.

What are key features of this property?

This property features: Zoned CC2 with multiple income‑producing components, including shop, storage units, retail, and two residential units; Approximately 1.38 acres featuring a 3,600 SF shop currently used as a welding business; Includes 9 storage units for additional rental income potential