Fenced Retail
For Sale
$995,000
4961 Highway 43, Joplin, MO 64804
Commercial Sale, Joplin, MO
Property Size6,150 SF
Lot Size3.30 Acres
Price / SF$161.79
Days on Market463
Property Features for 4961 Highway 43
General Information
Property type
Commercial Sale
Property subtype
Retail
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Fencing
Barbed Wire
Directions
From I-44/Hwy 43 exit, go south on 43 about 1 mile, business on east side of road.
Standard status
Active
APN
08-20-04-000-000-016.000
Lot size
3.30 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
3614
Utilities
Utilities
Electricity Available
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1990
Roof type
Metal
Listing Agency:
ReeceNichols - Neosho
(417) 451-4155
Listed By:
West-Cobb Alliance · License #1999108232
(417) 231-3229
Added: May 29, 2025
Changed: Sep 2
Last Checked: Sep 3 at 7:06PM
MLS# 60295765
Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This retail property includes an existing marine-oriented retail and service facility on 3.3 acres. The site is fully fenced with barbed-wire fencing and includes a metal roof, central air conditioning, natural gas heating, electricity availability, and a bathroom. The improvements date to 1990.
The property is located at 4961 Highway 43, just south of the Petro truck stop and less than one mile from the I-44 and Highway 43 exit. The current marine operation has been established for more than 50 years, providing an existing commercial use within the property’s retail and service configuration.
The property is located at 4961 Highway 43, just south of the Petro truck stop and less than one mile from the I-44 and Highway 43 exit. The current marine operation has been established for more than 50 years, providing an existing commercial use within the property’s retail and service configuration.
Key Highlights
- 3.3‑acre site with full fencing
- Retail and service facility supporting the existing marine operation
- Less than one mile from the I‑44 and Highway 43 exit
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
$58,025
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
5.83%
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%
$1,160,500
$1.2M
Cap Rate 7%
$828,929
$828.9K
Cap Rate 9%
$644,722
$644.7K
Market Conditions
NOI Build-Up for 6,150 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
$86.3K $14.04/SF
− Vacancy
−$3.5K −$0.56/SF
EGI
$82.9K $13.48/SF
− OpEx
−$24.9K −$4.04/SF
NOI
$58.0K $9.43/SF
Area
Jasper County, MO
Vacancy
4.00%
Lease Rate
$14.04 /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%
$1,160,500
Cap Rate 7%
$828,929
Cap Rate 9%
$644,722
Alternative Uses
Best Use
Retail
$828.9K
$725.3K – $967.1K
NOI $58,025 @ 7.0% cap · market cap 5.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.86M
$1.62M – $2.16M
NOI $129,888 @ 7.0% cap · market cap 13.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
21k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 63%
Shops & Services 37%
McDonald's
Dining
13,220 visits/mo
0.5 miles
Dollar General
Shops & Services
7,795 visits/mo
0.1 miles
Demographics for 64804, MO
38,078
Population
16,844
Households
2.3
Avg Household Size
39
Median Age
28%
College-Educated
91%
High-School Grad
91.4 sq mi
ZIP Area
417
Density / Sq Mi
$62,081
Median Household Income
$34,780
Median Earnings
$886
Median Rent
$171,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail and service improvements include central air, natural gas heating, and a metal roof.
Where is this retail space located?
The property is located at 4961 Highway 43 Joplin, MO.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 3.3‑acre site with full fencing; Retail and service facility supporting the existing marine operation; Less than one mile from the I‑44 and Highway 43 exit
