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: Sep 13 Last Checked: Sep 28 at 12:06AM

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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 882-square-foot salon property offers an existing beauty-service layout with two hydraulic salon chairs, one washing station, an esthetician or massage bed, and a washer and dryer. The salon equipment may remain with the property or be removed for an alternative business use. Interior features include concrete flooring and one bathroom, with central heating using natural gas and central air conditioning.

The property occupies 0.08 acres at 111 E Grand Avenue in downtown Jasper, Missouri. Built in 1968, the building has a metal roof, and electricity is available at the site.

Key Highlights

• 882 square feet on a 0.08‑acre lot
• Two hydraulic salon chairs and one washing station
• Esthetician/massage bed plus washer and dryer

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

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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.

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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What type of property is this? Where is this spa & wellness properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Spa & wellness property - Existing salon improvements include hydraulic chairs, a washing station, treatment bed, and laundry equipment.

Where is this spa & wellness 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 square feet on a 0.08‑acre lot; Two hydraulic salon chairs and one washing station; Esthetician/massage bed plus washer and dryer