Building Details

Building Size 3,272 SF

Year Built 1993

Listed By: Christopher Walton · License #2017014002 Show Phone

Source: Kw

Added: Mar 24 Changed: Sep 2 Last Checked: Sep 1 at 12:19AM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Christopher Walton

Investment Insights

Based on property information with market context.

This four-unit residential income property at 101–104 Sweet Gum in Kirbyville, Missouri, was built in 1993 and is currently fully occupied. Two units have been recently updated, while the other two are occupied by long-term tenants. The property includes central air, central heating, ranges, refrigerators, decks, and high-speed internet. A composition exterior is also listed among the improvements.

The fourplex offers a combination of current occupancy, updated units, and established tenancy within a single multifamily asset. Its layout is suited to residential rental use, with existing appliances and core mechanical features in place.

Key Highlights

• Four‑unit property currently fully occupied
• Two units recently updated
• Two units occupied by long‑term tenants

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

$29,713

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

7.07%

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%

$594,260 $594.3K

Cap Rate 7%

$424,471 $424.5K

Cap Rate 9%

$330,144 $330.1K

Market Conditions

NOI Build-Up for 3,272 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

$45.9K $14.04/SF

− Vacancy

−$3.5K −$1.07/SF

EGI

$42.4K $12.97/SF

− OpEx

−$12.7K −$3.89/SF

NOI

$29.7K $9.08/SF

Area

Taney County, MO

Vacancy

7.60%

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%

$594,260

Cap Rate 7%

$424,471

Cap Rate 9%

$330,144

Alternative Uses

Best Use

Multifamily LT 5

$424.5K

$371.4K – $495.2K (±1% cap)

NOI $29,713 @ 7.0% cap · market cap 7.07%

Second Best

Apartment 5plus

$377.5K

$330.3K – $440.4K (±1% cap)

NOI $26,424 @ 7.0% cap · market cap 6.29%

Theoretical Best

Office A

$639.4K

$559.5K – $746.0K (±1% cap)

NOI $44,761 @ 7.0% cap · market cap 10.66%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Quadplexes

Suggested Use

Top Pick Auto Repair Shop Restaurant Law Firm Bed & Breakfast Hotel & Motel Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

20

Businesses Nearby

Explore this area Business Placement

Demographics for 65679, MO

2,569

Population

1,517

Households

1.7

Avg Household Size

41

Median Age

18%

College-Educated

90%

High-School Grad

51.3 sq mi

ZIP Area

50

Density / Sq Mi

$49,147

Median Household Income

$33,668

Median Earnings

$849

Median Rent

$191,800

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

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What type of property is this? Where is this quadplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Quadplex - Four residential units include two recent updates, central air, and kitchen appliances.

Where is this quadplex located?

The property is located at 101 -104 Sweet Gum Kirbyville, MO.

What is the asking price?

The asking price for this property is $420,000.

What are key features of this property?

This property features: Four‑unit property currently fully occupied; Two units recently updated; Two units occupied by long‑term tenants