Highway-Fronted Flex
New
For Sale
$389,900
13879 Us-160, Forsyth, MO 65653
Commercial Sale, Forsyth, MO
Property Size4,000 SF
Lot Size0.80 Acres
Price / SF$97.48
Days on Market1
Property Features for 13879 Us-160
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Lot features
Level
Directions
From Branson: take 65 to F Hwy, Follow F Hwy and stay straight to contiue East on US-160, to property on Left. From Forsyth: head North out of town on US-160, (pass the JCT of HWY 176 for Rockaway) property is on the Right at 13879 US 160
Standard status
Active
APN
04-4.0-20-001-003-004.000
Lot size
0.80 Acres
Taxes and HOA fees
Tax Year
2026
Utilities
Utilities
Electricity Available
Heating system
Propane (Heating), Forced Air
Cooling system
Electric, Central Air
Amenities
boardroom
expansive open common/meeting areas
storage
multiple restroom facilities
large commercial kitchen space
prominent roadside signage
Building Details
Year built
1980
Roof type
Metal
Listing Agency:
Red Cedar Land Company LLC
(417) 860-0896
Listed By:
Mandi Rogers · License #2015034246
(417) 860-0896
Added: Aug 22
Last Checked: Aug 22 at 6:06PM
MLS# 60332109
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 flex-space property includes an approximately 4,000-square-foot building on 0.8+/- acres along US Highway 160. The interior combines offices, flexible work areas, a boardroom, open meeting space, storage, multiple restrooms, and a substantial commercial kitchen area. Four exterior entrances support separate access points within the building. The largest open room measures approximately 43'8'' x 35'9''.
The site is outside Forsyth city limits and includes paved parking, roadside signage, and highway frontage. The building dates to 1980 and has a metal roof, HVAC improvements, and a well pump installed in 2026. Private well and septic currently serve the property, with public sewer expansion planned along the highway corridor. Kitchen equipment, refrigerators/freezers, and other specified equipment are excluded from the sale.
The site is outside Forsyth city limits and includes paved parking, roadside signage, and highway frontage. The building dates to 1980 and has a metal roof, HVAC improvements, and a well pump installed in 2026. Private well and septic currently serve the property, with public sewer expansion planned along the highway corridor. 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 prominent roadside signage
- Four separate exterior entrances
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
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Multi-room commercial building with separate entrances, offices, meeting areas, storage, restrooms, and a commercial kitchen space.
Where is this flex space 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 prominent roadside signage; Four separate exterior entrances
