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    Retail and Warehouse on Highway Title is generated by Realmo AI

    685 State Highway 165, Branson, MO 65616

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    Claim this Listing
    For Sale
    $2,040,000

    SINGLE_FAMILY - Branson, MO

    Type:Retail
    Property size:
    10,800 SF
    Lot size:
    2.26 Acres
    Price / SF:
    $188/SF
    Added:
    Feb 12, 2026
    Days on Market:
    94
    Last Refresh:
    May 17 at 2:06 am

    Property Features for 685 State Highway 165

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Bathrooms
    4
    Rooms
    Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 1
    Standard status
    Active
    APN
    18-1.0-02-004-011-003.001
    Size
    10,800 SF
    Lot size
    2.26 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Coffelt Country George Belin Place Lot 1, Amd Plat Of Coffelt Country
    Tax Annual Amount
    14950

    Utilities

    Utilities
    Water Available
    Heating system
    Natural Gas
    Cooling system
    Electric, Central Air

    Building Details

    Year built
    2017
    Roof type
    Metal

    We can help!

    Listing Contact
    La Nora Kay

    Listing agent La Nora Kay License #2022041893

    Listing office Weichert, Realtors-The Griffin Company 2277 Hwy. 265 Ste A, Branson, MO

    Listing date Feb 12, 2026

    MLS# 60315305

    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.

    HighLights

    • Prime location on Historic Highway 165, offering excellent visibility and high traffic.
    • State‑of‑the‑art construction in 2017, featuring retail and warehouse buildings.
    • Substantial 2.26 acre commercial parcel with ample concrete parking.
    • All‑metal, maintenance‑free buildings.
    • Current tenant pays $10,000/month NNN rent and intends to vacate mid 2026.
    • Includes both retail and warehouse/storage facilities.

    Overview

    This property features retail and warehouse/storage facilities situated on Historic Highway 165 in Branson, Missouri. Constructed in 2017, the property includes a 10,800 square foot retail building and a 4,800 square foot warehouse building, both located on a 2.26-acre commercial parcel. The location is approximately one-half mile south of the Branson Strip (Hwy 76). The buildings offer visibility, ample concrete parking with 43 spaces, and ingress/egress suitable for the area's high traffic. The buildings are constructed with metal for low maintenance. The current tenant, a specialty retail and accessory shop, pays $10,000 per month NNN rent and intends to liquidate and vacate mid 2026. The business is for sale separately for an additional $295,000.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $1.20M
    NOI $107,730 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.54M
    NOI $107,730 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.15M
    NOI $107,730 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $162.0k $15.00
    − Vacancy −$8.1k −$0.75
    EGI $153.9k $14.25
    − OpEx −$46.2k −$4.27
    NOI $107.7k $9.98
    10,800 SF · lease $15.00/SF/yr · vacancy 5.00% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $1.54M
    $1.35M – $1.80M (±1% cap)
    NOI $107,730 @ 7.0% cap · market cap 5.28%
    Second Best
    Warehouse
    $1.12M
    $981.1K – $1.31M (±1% cap)
    NOI $78,489 @ 7.0% cap · market cap 3.85%
    Theoretical Best
    Office A
    $2.11M
    $1.85M – $2.46M (±1% cap)
    NOI $147,744 @ 7.0% cap · market cap 7.24%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail properties & Spaces

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Branson
    County
    Taney
    State
    Missouri
    Longitude
    -93.280842
    Latitude
    36.629671

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    FAQs

    What type of property is this?
    Retail property - Retail and warehouse buildings on 2.26 acres near Branson Strip.
    Where is this retail property located?
    The property is located at 685 State Highway 165 Branson, MO.
    What is the asking price?
    The asking price for this property is $2,040,000.
    What are key features of this property?
    This property features: Prime location on Historic Highway 165, offering excellent visibility and high traffic.; State‑of‑the‑art construction in 2017, featuring retail and warehouse buildings.; Substantial 2.26 acre commercial parcel with ample concrete parking.
    (417) 331-3200
    We can help!
    Listing Contact
    La Nora Kay
    Real Estate License ID: 2022041893
    Learn More
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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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