Building Details

Year built 1968

Flooring type Concrete

Roof type Metal

Listing Agency: BURL M. GARVIN REALTOR Show Phone

Listed By: Kylin Garvin-Smith · License #2016012755 Show Phone

Added: Jul 6 Changed: Aug 4 Last Checked: Aug 21 at 8:06PM

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MLS# 263704

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 turnkey beauty salon storefront is sized for a focused client experience, featuring concrete flooring and one bathroom. The space includes two hydraulic salon chairs, one washing station, an esthetician/massage bed, and a washer/dryer, supporting immediate use as a beauty services location. The property is also available for purchase without the salon equipment, making it suitable for other business uses.

Built in 1968, the property is equipped with central heating and central air, with natural gas listed for heating, and a metal roof. Electricity is available to the building.

Set on a 0.08-acre lot, this compact downtown storefront totals 882 square feet, offering an efficient layout for an owner-operator or operator seeking a ready-to-work space.

Key Highlights

• 882 SF storefront with one bathroom
• 0.08‑acre lot
• Turnkey setup includes two hydraulic salon chairs and one washing station

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

$8,322

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

8.33%

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%

$166,440 $166.4K

Cap Rate 7%

$118,886 $118.9K

Cap Rate 9%

$92,467 $92.5K

Market Conditions

NOI Build-Up for 882 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

$12.4K $14.04/SF

− Vacancy

−$495 −$0.56/SF

EGI

$11.9K $13.48/SF

− OpEx

−$3.6K −$4.04/SF

NOI

$8.3K $9.43/SF

Area

Jasper County, MO

Vacancy

4.00%

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%

$166,440

Cap Rate 7%

$118,886

Cap Rate 9%

$92,467

Alternative Uses

Best Use

Retail

$118.9K

$104.0K – $138.7K (±1% cap)

NOI $8,322 @ 7.0% cap · market cap 8.33%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$266.1K

$232.9K – $310.5K (±1% cap)

NOI $18,628 @ 7.0% cap · market cap 18.65%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Rooted Style Co. Hair Salon Grand Styles Salon Hair Salon

Suggested Use

Top Pick Building Supply HVAC Service Big Box & Wholesale Store Grocery & Convenience Store Cafe & Coffee Shop Pet Store & Service

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

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

92

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 64755, MO

2,616

Population

1,066

Households

2.5

Avg Household Size

39

Median Age

23%

College-Educated

94%

High-School Grad

146.7 sq mi

ZIP Area

18

Density / Sq Mi

$76,923

Median Household Income

$36,500

Median Earnings

$673

Median Rent

$159,600

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Storefront property - 1968-built storefront with central heat and central air, metal roof, and salon-ready improvements in downtown Jasper

Where is this storefront property located?

The property is located at 111 E Grand Avenue Jasper, MO.

What is the asking price?

The asking price for this property is $99,900.

What are key features of this property?

This property features: 882 SF storefront with one bathroom; 0.08‑acre lot; Turnkey setup includes two hydraulic salon chairs and one washing station