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    Glenstone Avenue Retail Opportunity Title is generated by Realmo AI

    1773 S Glenstone Avenue, Springfield, MO 65804

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    For Lease
    $190,080

    COMMERCIAL - Springfield, MO

    Type:Retail
    Lot size:
    1.63 Acres
    Added:
    Jan 27, 2025
    Days on Market:
    489
    Last Refresh:
    May 31 at 5:06 pm

    Property Features for 1773 S Glenstone Avenue

    General Information

    Property type
    Commercial Lease
    Property subtype
    Retail
    Zoning
    INC
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2
    Standard status
    Active
    APN
    1230411020
    Lot size
    1.63 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    COUNTRY CLUB PLACE BEG SE COR LOT 20 NLY 341 FT WLY 278.75 F T SLY 341 FT ELY 278.33 FT TO BEG (EX NEW R/W)

    Utilities

    Utilities
    Water Available
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1960
    Roof type
    Built-Up

    We can help!

    Listing Contact
    Galen B Pellham
    Galen B Pellham

    Listing agent Galen B Pellham License #MO1999033935

    Listing office Murney Associates - Primrose 1625 E. Primrose, Springfield, MO

    Listing date Jan 27, 2025

    MLS# 60285924

    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.

    HighLights

    • Prime location at the high‑traffic intersection of Glenstone & Sunshine.
    • Opportunity for customized space configurations (6,550 sqft, 5,000 sqft, or 14,140 sqft).
    • Landlord to renovate the building's exterior upon tenant confirmation.
    • Potential infill allowance based on tenant needs.
    • Utilities available: Water, Natural Gas.
    • Heating: Forced Air; Cooling: Central Air.

    Overview

    Located at the northwest corner of Glenstone and Sunshine, this commercial property in Springfield, Missouri, offers a retail opportunity within a building undergoing renovation and redevelopment. The owner is considering subdividing the north 11,550 square feet, currently occupied by Midnight Rodeo, into two smaller areas, potentially 6,550 square feet and 5,000 square feet. The owner is also open to including the middle structure, currently occupied by Vape 100, for another tenant, or combining it with the north 11,550 square feet for a larger user needing 14,140 square feet. The property is zoned INC. The lot size is 1.63 acres. Upon confirmation of new tenants, the landlord intends to begin renovating the building's exterior and may offer an infill allowance based on tenant needs. This property is located at 1773 S Glenstone Avenue, Springfield, MO 65804, in Greene County.
    Property Profile Location Intelligence

    Current Use by Public Records

    ATM Atm Vape CBD Kratom ... (Bike/Boat/Book/etc) Store Midnight Rodeo Music Venue

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Springfield
    County
    Greene
    State
    Missouri
    Longitude
    -93.263168
    Latitude
    37.182282

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    FAQs

    What type of property is this?
    Retail space - Retail space available at a busy Springfield intersection.
    Where is this retail space located?
    The property is located at 1773 S Glenstone Avenue Springfield, MO.
    What is the lease rate?
    The lease rate is $190,080.
    What are key features of this property?
    This property features: Prime location at the high‑traffic intersection of Glenstone & Sunshine.; Opportunity for customized space configurations (6,550 sqft, 5,000 sqft, or 14,140 sqft).; Landlord to renovate the building's exterior upon tenant confirmation.
    (417) 839-0156
    We can help!
    Listing Contact
    Galen B Pellham
    Galen B Pellham
    Real Estate License ID: MO1999033935
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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