RV Park Development Site (M-2
For Sale
$647,000
801 Ada Street, Adrian, MO 64720
Commercial Sale, Adrian, MO
Property Size1,800 SF
Lot Size3.69 Acres
Price / SF$359.44
Days on Market22
Property Features for 801 Ada Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
M-2
Parking
5
Parking features
Parking Lot
Interior features
In-Law Floorplan, Private Restroom, Public Restroom
Directions
From Interstate 49 at exit 141 turn west towards town and take first left and head one block south to property.
Subdivision
230 - Bates County, Mo
Standard status
Active
APN
various see remarks
Lot size
3.69 Acres
Taxes and HOA fees
Tax Description
LOT 10.00, 10.01 & 10.02 BLOCK H SMITH'S ADDITION
Tax Annual Amount
1204
Legal Description
LOT 10.00, 10.01 & 10.02 BLOCK H SMITH'S ADDITION
Utilities
Utilities
Water Available
Building Details
Year built
1994
Floors in Building
1
Listing Agency:
Platinum Realty LLC
(888) 220-0988
Listed By:
Christopher Beshore
(816) 289-1521
Added: Jul 31
Changed: Aug 19
Last Checked: Aug 21 at 9:06PM
MLS# 2634530
Copyright © 2026 Heartland Multiple Listing Service. 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 RV park development site sits on approximately 3.69 acres of fully contiguous land and includes zoning designated M-2 Industrial. The property is described as configured to support 42 lots, offering a ready-to-plan layout for an RV park. A residence currently on site includes a three-bedroom, two-bath layout and approximately 1,800 SF. The home is tenant-occupied and is stated to be delivered vacant at closing.
The site is positioned for development with exterior-use emphasis and water available for site service. Interior features include an in-law floorplan and both private and public restroom options. Parking is listed as a parking lot. Additional information includes parcels: 0802003020001010020, 0802003020001010010, and 0802003020001010000.
With the combination of contiguous acreage, RV park lot configuration, and M-2 Industrial zoning, the property can also support other exterior-oriented uses such as exterior storage, outdoor sales, trailer sales, and equipment yards as described.
The site is positioned for development with exterior-use emphasis and water available for site service. Interior features include an in-law floorplan and both private and public restroom options. Parking is listed as a parking lot. Additional information includes parcels: 0802003020001010020, 0802003020001010010, and 0802003020001010000.
With the combination of contiguous acreage, RV park lot configuration, and M-2 Industrial zoning, the property can also support other exterior-oriented uses such as exterior storage, outdoor sales, trailer sales, and equipment yards as described.
Key Highlights
- Approximately 3.69 contiguous acres for RV park development
- M‑2 Industrial zoning for exterior‑oriented uses
- Site configured for 42 RV park lots
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
$18,883
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
2.92%
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%
$377,660
$377.7K
Cap Rate 7%
$269,757
$269.8K
Cap Rate 9%
$209,811
$209.8K
Market Conditions
NOI Build-Up for 1,800 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
$36.7K $20.40/SF
− Vacancy
−$2.4K −$1.33/SF
EGI
$34.3K $19.07/SF
− OpEx
−$15.4K −$8.58/SF
NOI
$18.9K $10.49/SF
Area
Bates County, MO
Vacancy
6.50%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$377,660
Cap Rate 7%
$269,757
Cap Rate 9%
$209,811
Alternative Uses
Best Use
Apartment 5plus
$269.8K
$236.0K – $314.7K
NOI $18,883 @ 7.0% cap · market cap 2.92%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$397.7K
$348.0K – $464.0K
NOI $27,840 @ 7.0% cap · market cap 4.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Explore this area
Business Placement
Demographics for 64720, MO
3,869
Population
1,735
Households
2.2
Avg Household Size
43
Median Age
12%
College-Educated
91%
High-School Grad
132.8 sq mi
ZIP Area
29
Density / Sq Mi
$72,619
Median Household Income
$39,219
Median Earnings
$754
Median Rent
$163,100
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial land - RV park development site with M-2 zoning, a residence on site, and water available for planned outdoor use.
Where is this industrial land located?
The property is located at 801 Ada Street Adrian, MO.
What is the asking price?
The asking price for this property is $647,000.
What are key features of this property?
This property features: Approximately 3.69 contiguous acres for RV park development; M‑2 Industrial zoning for exterior‑oriented uses; Site configured for 42 RV park lots
