Sarcoxie Duplex: Investment
For Sale
$239,900
709 Franklin Street, Sarcoxie, MO 64862
MULTI_FAMILY - Sarcoxie, MO
Property Size1,900 SF
Lot Size0.26 Acres
Price / SF$126.26
Days on Market317
Property Features for 709 Franklin Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
res
Appliances
Range, Refrigerator
View
City
Elementary school
Wildwood
Middle school
Sarcoxie
High school
Sarcoxie
Directions
From High St turn S on 9th St go 0.4 miles then turn left on Franklin St. Property will be on the left
Standard status
Active
APN
233008030019001000
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
1553
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2024
Number of units
2
Building materials
Vinyl Siding
Listing Agency:
Charles Burt Realtors
(417) 782-1234
Listed By:
The Millard Team
(417) 437-5888
Added: Sep 29, 2025
Changed: Jul 23
Last Checked: Aug 11 at 11:06PM
MLS# 60306024
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 multifamily duplex in Sarcoxie, Missouri, presents an investment opportunity. The property features two units, each containing 3 bedrooms and 1 bathroom. Each side of the duplex measures 950 square feet. The property is currently generating rental income, with all units fully occupied at $900 per month. The lot size is 0.26 acres. The property is zoned for residential use.
Key Highlights
- Newly built in 2024.
- Duplex with 3 bedrooms and 1 bathroom in each unit.
- Steady rental income of $900 per month per unit.
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
$16,222
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
6.76%
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%
$324,440
$324.4K
Cap Rate 7%
$231,743
$231.7K
Cap Rate 9%
$180,244
$180.2K
Market Conditions
NOI Build-Up for 1,900 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
$25.1K $13.20/SF
− Vacancy
−$1.9K −$1.00/SF
EGI
$23.2K $12.20/SF
− OpEx
−$7.0K −$3.66/SF
NOI
$16.2K $8.54/SF
Area
Jasper County, MO
Vacancy
7.60%
Lease Rate
$13.20 /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%
$324,440
Cap Rate 7%
$231,743
Cap Rate 9%
$180,244
Alternative Uses
Best Use
Multifamily LT 5
$231.7K
$202.8K – $270.4K
NOI $16,222 @ 7.0% cap · market cap 6.76%
Second Best
Apartment 5plus
$214.3K
$187.5K – $250.0K
NOI $14,998 @ 7.0% cap · market cap 6.25%
Theoretical Best
Office A
$573.3K
$501.6K – $668.8K
NOI $40,128 @ 7.0% cap · market cap 16.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 64862, MO
3,282
Population
1,498
Households
2.2
Avg Household Size
41
Median Age
8%
College-Educated
85%
High-School Grad
90.6 sq mi
ZIP Area
36
Density / Sq Mi
$46,495
Median Household Income
$28,694
Median Earnings
$858
Median Rent
$117,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Fully occupied duplex in Sarcoxie, Missouri, generating steady rental income.
Where is this duplex located?
The property is located at 709 Franklin Street Sarcoxie, MO.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: Newly built in 2024.; Duplex with 3 bedrooms and 1 bathroom in each unit.; Steady rental income of $900 per month per unit.
