Commercial Land with
For Sale
$350,000
200 Highlandville Road, Highlandville, MO 65669
Land, Highlandville, MO
Property Size2,168 SF
Lot Size3.70 Acres
Price / SF$161.44
Days on Market161
Property Features for 200 Highlandville Road
General Information
Property type
Land
Property subtype
Other
Zoning
Zoned
Lot features
Acreage, Paved, Wooded/ Cleared Combo
Elementary school
Highlandville
Middle school
Spokane
High school
Spokane
Directions
From stoplight at 160 and EE, east on HWY EE to Highlandville Rd. North(left) on Highlandville Rd. to building on the right.
Standard status
Active
APN
180930002002012000
Lot size
3.70 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BEG 60E & 70 S OF NWC OF NE1/4 NW1/4, TH E 140, S 25, E 50, S 50, E 161, S 104.33, E 425 S (SOLD 2017 TAX SALE)
Tax Annual Amount
2848
Legal Description
BEG 60E & 70 S OF NWC OF NE1/4 NW1/4, TH E 140, S 25, E 50, S 50, E 161, S 104.33, E 425 S (SOLD 2017 TAX SALE)
Utilities
Utilities
Water Available
Listing Agency:
House Theory Realty
(417) 890-1455
Listed By:
William Johnson
(417) 327-4894
Added: Apr 21
Changed: Sep 8
Last Checked: Sep 28 at 12:06AM
MLS# 60321447
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 3.7-acre commercial tract includes a 2,168-square-foot building constructed in 2022. The existing improvement currently houses a bakery and coffee shop; the operating business is not included in the sale. Water is available at the property.
Located at 200 Highlandville Road in Highlandville, Missouri, the property has highway frontage and exposure along the backside of EE Highway. Its position between Springfield and Branson provides access to the corridor connecting both communities. The site includes land in addition to the existing building, supporting consideration of future commercial development or additional structures.
Located at 200 Highlandville Road in Highlandville, Missouri, the property has highway frontage and exposure along the backside of EE Highway. Its position between Springfield and Branson provides access to the corridor connecting both communities. The site includes land in addition to the existing building, supporting consideration of future commercial development or additional structures.
Key Highlights
- 3.7‑acre commercial tract
- 2,168‑square‑foot building constructed in 2022
- Existing bakery and coffee shop building; business not included
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
$17,287
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
4.94%
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%
$345,740
$345.7K
Cap Rate 7%
$246,957
$247.0K
Cap Rate 9%
$192,078
$192.1K
Market Conditions
NOI Build-Up for 2,168 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
$23.9K $11.04/SF
− Vacancy
−$886 −$0.41/SF
EGI
$23.0K $10.63/SF
− OpEx
−$5.8K −$2.66/SF
NOI
$17.3K $7.97/SF
Area
Christian County, MO
Vacancy
3.70%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
25.00%
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%
$345,740
Cap Rate 7%
$246,957
Cap Rate 9%
$192,078
Alternative Uses
Best Use
Specialty Retail
$247.0K
$216.1K – $288.1K
NOI $17,287 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$327.2K
$286.3K – $381.8K
NOI $22,906 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 65669, MO
2,531
Population
1,079
Households
2.3
Avg Household Size
43
Median Age
26%
College-Educated
90%
High-School Grad
41.0 sq mi
ZIP Area
62
Density / Sq Mi
$84,750
Median Household Income
$37,293
Median Earnings
$1,120
Median Rent
$215,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial tract with an existing building, highway exposure, and water available.
Where is this commercial land located?
The property is located at 200 Highlandville Road Highlandville, MO.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 3.7‑acre commercial tract; 2,168‑square‑foot building constructed in 2022; Existing bakery and coffee shop building; business not included
