Flexible Mixed-Use
New
For Sale
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13879 Us-160, Forsyth, MO 65653
Highway-facing commercial building with multiple access points, offices, open areas, storage, and a commercial kitchen.
Property Size4,000 SF
Price / SF$97.48
Days on Market7
Property Features for 13879 Us-160
General Information
Standard status
Active
Size
4,000 SF
Total Parking Spaces
20
Property subtype
Office, Mixed Use, Special Purpose
Building Details
Year Built
1980
Listing Agency:
Red Cedar Land Co
(417) 860-0896
Listed By:
Mandi Rogers · License #2015034246
Source:
Crexi
Added: Aug 24
Changed: Aug 29
Last Checked: Aug 29 at 10:56PM
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 Red Cedar Land Co
Investment Insights
Based on property information with market context.
This mixed-use commercial building contains approximately 4,000 square feet on 0.8± acres and was built in 1980. The interior includes four exterior entrances, offices, flex areas, a boardroom, open meeting space, storage, multiple restrooms, and a large commercial kitchen. The largest open area measures approximately 43'8'' x 35'9'', while additional rooms support a range of separated functions. A metal roof installed approximately 5–7 years ago, multiple HVAC improvements, and a new well pump installed in 2026 are also noted.
The property fronts US Highway 160 just outside Forsyth city limits, with roadside signage and paved parking. It is currently served by a private well and septic system. Public sewer expansion is planned along the highway corridor, with future connection subject to availability and due diligence. Kitchen equipment, refrigerators/freezers, and other specified equipment are excluded from the sale.
The property fronts US Highway 160 just outside Forsyth city limits, with roadside signage and paved parking. It is currently served by a private well and septic system. Public sewer expansion is planned along the highway corridor, with future connection subject to availability and due diligence. Kitchen equipment, refrigerators/freezers, and other specified equipment are excluded from the sale.
Key Highlights
- Approximately 4,000 sq ft building on 0.8± acres
- US Highway 160 frontage with roadside signage and paved parking
- Four separate exterior entrances support distinct access points
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
$31,674
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
8.12%
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%
$633,480
$633.5K
Cap Rate 7%
$452,486
$452.5K
Cap Rate 9%
$351,933
$351.9K
Market Conditions
NOI Build-Up for 4,000 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
$51.8K $12.96/SF
− Vacancy
−$3.1K −$0.78/SF
EGI
$48.7K $12.18/SF
− OpEx
−$17.1K −$4.26/SF
NOI
$31.7K $7.92/SF
Area
Taney County, MO
Vacancy
6.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
35.00%
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%
$633,480
Cap Rate 7%
$452,486
Cap Rate 9%
$351,933
Alternative Uses
Best Use
Office B
$591.4K
$517.5K – $690.0K
NOI $41,400 @ 7.0% cap · market cap 10.62%
Second Best
Flex RnD
$452.5K
$395.9K – $527.9K
NOI $31,674 @ 7.0% cap · market cap 8.12%
Theoretical Best
Office A
$781.7K
$684.0K – $912.0K
NOI $54,720 @ 7.0% cap · market cap 14.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 65653, MO
5,806
Population
2,894
Households
2
Avg Household Size
50
Median Age
20%
College-Educated
92%
High-School Grad
63.8 sq mi
ZIP Area
91
Density / Sq Mi
$47,929
Median Household Income
$34,470
Median Earnings
$719
Median Rent
$181,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Highway-facing commercial building with multiple access points, offices, open areas, storage, and a commercial kitchen.
Where is this mixed-use property located?
The property is located at 13879 Us-160 Forsyth, MO.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: Approximately 4,000 sq ft building on 0.8± acres; US Highway 160 frontage with roadside signage and paved parking; Four separate exterior entrances support distinct access points
