Flex Space with I-44
For Sale
$475,000
13288 Burr Oak Road, Carthage, MO 64836
COMMERCIAL - Carthage, MO
Property Size4,500 SF
Lot Size11.30 Acres
Price / SF$105.56
Days on Market47
Property Features for 13288 Burr Oak Road
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Take Hwy. 59 north of Diamond to Burr Oak Road, just south of I-44, turn right (east) on Burr Oak Road to property on the right.
Subdivision
09 - Carthage Area
Standard status
Active
APN
21201000000004000
Size
4,500 SF
Lot size
11.30 Acres
Taxes and HOA fees
Tax Annual Amount
1342
Utilities
Heating system
Forced Air, Central
Cooling system
Central Air
Building Details
Flooring type
Concrete
Roof type
Metal
Listing Agency:
Andrew Bright & Associates
(620) 313-0127
Listed By:
John Hyman · License #2014018673
(417) 437-9051
Added: Jul 21
Changed: Aug 4
Last Checked: Sep 5 at 3:06AM
MLS# 264016
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.
Flex space opportunity with I-44 frontage and a 40x80 shop building that includes bathrooms and an office, plus 1,200 SF of finished living space. The property totals 11.3 acres, offering room for continued expansion.
An established truck parking area is on site, supporting practical on-the-ground operations. There is also a partially constructed outbuilding with red iron and concrete already in place, providing a foundation for additional improvements.
The building is finished with concrete flooring and has forced air heating and central air cooling. The roof is metal, supporting year-round use for shop and office functions along with the attached finished living space.
An established truck parking area is on site, supporting practical on-the-ground operations. There is also a partially constructed outbuilding with red iron and concrete already in place, providing a foundation for additional improvements.
The building is finished with concrete flooring and has forced air heating and central air cooling. The roof is metal, supporting year-round use for shop and office functions along with the attached finished living space.
Key Highlights
- I‑44 frontage flex space with 40x80 shop building
- Bathrooms and office included in the shop building
- 1,200 SF finished living space within the shop
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
$18,239
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
3.84%
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%
$364,780
$364.8K
Cap Rate 7%
$260,557
$260.6K
Cap Rate 9%
$202,656
$202.7K
Market Conditions
NOI Build-Up for 4,500 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
$27.0K $6.00/SF
− Vacancy
−$945 −$0.21/SF
EGI
$26.1K $5.79/SF
− OpEx
−$7.8K −$1.74/SF
NOI
$18.2K $4.05/SF
Area
Jasper County, MO
Vacancy
3.50%
Lease Rate
$6.00 /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%
$364,780
Cap Rate 7%
$260,557
Cap Rate 9%
$202,656
Alternative Uses
Best Use
Industrial
$260.6K
$228.0K – $304.0K
NOI $18,239 @ 7.0% cap · market cap 3.84%
Second Best
Flex RnD
$235.7K
$206.2K – $275.0K
NOI $16,497 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$1.36M
$1.19M – $1.58M
NOI $95,040 @ 7.0% cap · market cap 20.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 64836, MO
25,334
Population
10,241
Households
2.5
Avg Household Size
37
Median Age
24%
College-Educated
82%
High-School Grad
184.1 sq mi
ZIP Area
138
Density / Sq Mi
$58,775
Median Household Income
$35,311
Median Earnings
$883
Median Rent
$157,700
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?
Flex space - Flex space featuring a shop building with office, bathrooms, finished living space, and established truck parking on I-44 frontage.
Where is this flex space located?
The property is located at 13288 Burr Oak Road Carthage, MO.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: I‑44 frontage flex space with 40x80 shop building; Bathrooms and office included in the shop building; 1,200 SF finished living space within the shop
