Flex Space with Cold
For Sale
$425,000
Pending
600 E 6th Street, Carthage, MO 64836
Commercial Sale, Carthage, MO
Property Size6,472 SF
Lot Size0.46 Acres
Days on Market222
Property Features for 600 E 6th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Directions
From the intersection of Garrison Ave & Chestnut St, turn East on Chestnut, from Chestnut turn North onto S Fulton St, will be on the Southeast corner of 6th St & S Fulton.
Subdivision
09 - Carthage Area
Standard status
Pending
APN
14200330018002000
Size
6,475 SF
Lot size
0.46 Acres
Utilities
Heating system
Central, Natural Gas, Forced Air
Cooling system
Central Air
Amenities
waiting room
full kitchen
walk-in freezer
walk-in cooler
covered overhang patio
handicap-accessible shower
washer/dryer hookups
Building Details
Year built
1991
Flooring type
Concrete, Carpet
Roof type
Rubber, Metal
Listing Agency:
PRO 100 Inc., REALTORS
(417) 782-0800
Listed By:
LUXKEY GROUP, Kristi Benefiel · License #2021010116
(417) 423-0775
Added: Feb 24
Changed: Sep 13
Last Checked: Oct 4 at 4:06PM
MLS# 260983
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.
Investment Insights
Based on property information with market context.
This 1991 flex-space property combines multiple offices with open work areas, storage, a waiting room, two restrooms, and a kitchen. The building also contains a walk-in freezer and walk-in cooler, while concrete and carpet flooring support a mix of operational and customer-facing areas. A 600-amp electrical service, three rooftop HVAC units installed approximately four years ago, and a four-year-old hot water heater provide substantial functional infrastructure. The facility has handicap-accessible entry doors, on-grade access, washer and dryer hookups, and updated mechanical systems.
The sale includes an additional paved parking lot at 611 E 7th St, creating approximately 30 total parking spaces across two parcels. Exterior work includes a front sidewalk and covered overhang patio added roughly two years ago, along with additional sidewalk and a new retaining wall completed in 2025. The property is located at 600 E 6th Street in Carthage, Missouri, with street visibility and access to shared on-site parking.
The sale includes an additional paved parking lot at 611 E 7th St, creating approximately 30 total parking spaces across two parcels. Exterior work includes a front sidewalk and covered overhang patio added roughly two years ago, along with additional sidewalk and a new retaining wall completed in 2025. The property is located at 600 E 6th Street in Carthage, Missouri, with street visibility and access to shared on-site parking.
Key Highlights
- 6,472 sq ft commercial building with multiple offices, open areas, and storage
- Walk‑in freezer and walk‑in cooler support food service, catering, or specialty retail
- 600‑amp electrical service accommodates equipment‑intensive operations
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
$31,867
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
7.50%
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%
$637,340
$637.3K
Cap Rate 7%
$455,243
$455.2K
Cap Rate 9%
$354,078
$354.1K
Market Conditions
NOI Build-Up for 6,475 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
$38.9K $6.00/SF
− Vacancy
−$1.4K −$0.21/SF
EGI
$37.5K $5.79/SF
− OpEx
−$5.6K −$0.87/SF
NOI
$31.9K $4.92/SF
Area
Jasper County, MO
Vacancy
3.50%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
15.00%
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%
$637,340
Cap Rate 7%
$455,243
Cap Rate 9%
$354,078
Alternative Uses
Best Use
Office B
$1.22M
$1.07M – $1.42M
NOI $85,315 @ 7.0% cap · market cap 20.07%
Second Best
Warehouse
$455.2K
$398.3K – $531.1K
NOI $31,867 @ 7.0% cap · market cap 7.50%
Theoretical Best
Office A
$1.95M
$1.71M – $2.28M
NOI $136,752 @ 7.0% cap · market cap 32.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 64836, MO
25,334
Population
10,241
Households
2.5
Avg Household Size
37
Median Age
24%
College-Educated
82%
High-School Grad
184.1 sq mi
ZIP Area
138
Density / Sq Mi
$58,775
Median Household Income
$35,311
Median Earnings
$883
Median Rent
$157,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Red-steel construction includes offices, open work areas, and shared parking across two parcels.
Where is this flex space located?
The property is located at 600 E 6th Street Carthage, MO.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 6,472 sq ft commercial building with multiple offices, open areas, and storage; Walk‑in freezer and walk‑in cooler support food service, catering, or specialty retail; 600‑amp electrical service accommodates equipment‑intensive operations
