Farm With
For Sale
$500,000
125 Eastgate Road, Elkland, MO 65644
Land, Elkland, MO
Property Size7,000 SF
Lot Size53.00 Acres
Price / SF$71.43
Days on Market50
Property Features for 125 Eastgate Road
General Information
Property type
Land
Property subtype
Other
Subdivision
Dallas-Not in List
Lot features
Acreage, Bottom Ground, Wet Weather Creek, Pasture, Wooded/ Cleared Combo
Elementary school
Buffalo
Middle school
Buffalo
High school
Buffalo
Directions
Sixteen miles north on 65 Hwy from Springfield. Turn right on Hwy 38 for 20 miles and continue on M for 5.2 miles. Turn left on Hogeye Loop for 1.5 miles, property will be on the left.
Standard status
Active
APN
11-8.0-33-000-000-005.000
Lot size
53.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E 1/2 Se
Tax Annual Amount
1511
Legal Description
E 1/2 Se
Utilities
Utilities
Electricity Available
Listing Agency:
Murney Associates - Primrose
(417) 823-2300
Listed By:
Lorna V. Fletcher
(417) 422-5969
Added: Jul 18
Changed: Aug 19
Last Checked: Sep 5 at 6:06AM
MLS# 60329184
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 53-acre farm in Elkland includes a 7,000+/- square foot warehouse with concrete floors, electricity, a drive-in dock door, and three loading docks with bay doors. The gently rolling acreage currently supports hay production, with bottom ground suited to hay, pasture, or food plots. A year-round creek crosses the property and provides water for livestock while supporting wildlife habitat.
The property is approximately 30 minutes from Springfield, Missouri, providing country acreage within reach of shopping, dining, and medical facilities. The combination of agricultural ground, storage improvements, water features, and wildlife habitat supports farming, equipment storage, livestock, hunting, or a future homestead.
The property is approximately 30 minutes from Springfield, Missouri, providing country acreage within reach of shopping, dining, and medical facilities. The combination of agricultural ground, storage improvements, water features, and wildlife habitat supports farming, equipment storage, livestock, hunting, or a future homestead.
Key Highlights
- 53 acres in Dallas County, Missouri
- 7,000+/- SF warehouse with concrete floors and electricity
- Drive‑in dock door plus three loading docks with bay doors
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
$27,261
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
5.45%
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%
$545,220
$545.2K
Cap Rate 7%
$389,443
$389.4K
Cap Rate 9%
$302,900
$302.9K
Market Conditions
NOI Build-Up for 7,000 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
$32.8K $4.68/SF
− Vacancy
−$688 −$0.10/SF
EGI
$32.1K $4.58/SF
− OpEx
−$4.8K −$0.69/SF
NOI
$27.3K $3.89/SF
Area
Dallas County, MO
Vacancy
2.10%
Lease Rate
$4.68 /SF/Yr
Expense Ratio
15.00%
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%
$545,220
Cap Rate 7%
$389,443
Cap Rate 9%
$302,900
Alternative Uses
Best Use
Warehouse
$389.4K
$340.8K – $454.4K
NOI $27,261 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$924.5K – $1.23M
NOI $73,957 @ 7.0% cap · market cap 14.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 65644, MO
2,805
Population
740
Households
3.8
Avg Household Size
42
Median Age
9%
College-Educated
92%
High-School Grad
81.1 sq mi
ZIP Area
35
Density / Sq Mi
$69,050
Median Household Income
$40,323
Median Earnings
$812
Median Rent
$185,500
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?
Farm - Agricultural property with a substantial warehouse, year-round creek, hay production, and space for livestock or recreational use.
Where is this farm located?
The property is located at 125 Eastgate Road Elkland, MO.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 53 acres in Dallas County, Missouri; 7,000+/- SF warehouse with concrete floors and electricity; Drive‑in dock door plus three loading docks with bay doors
