Three-Suite Mixed-Use
For Sale
$1,595,000
204 E 7th Street, Joplin, MO 64801
Commercial Sale, Joplin, MO
Property Size14,000 SF
Lot Size0.76 Acres
Price / SF$113.93
Days on Market51
Property Features for 204 E 7th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
Fencing
Chain Link, Partial
Directions
From Main Street, turn east onto E 7th Street/Hwy 66. Property is one block east at southeast corner of S Virginia St and E 7th.
Subdivision
04 - Joplin City - SE
Standard status
Active
Size
14,000 SF
Lot size
0.76 Acres
Taxes and HOA fees
Tax Annual Amount
7545
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1970
Flooring type
Vinyl, Carpet, Concrete, Laminate, Ceramic
Roof type
Rolled Hot Mop
Listing Agency:
GLENN GIBSON COMMERCIAL REAL ESTATE
(417) 825-8213
Listed By:
Luke Gibson · License #2015033987
(417) 359-6868
Added: Jul 6
Changed: Aug 20
Last Checked: Aug 25 at 10:06AM
MLS# 263819
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.
This 14,000-square-foot mixed-use property contains three separately configured suites within a 1970 building on 0.76 acres. The office suite includes private offices, reception space, and a break room. Another suite is arranged as a hair salon, while the third includes a sanctuary, kitchen, classrooms, and substantial storage space following a recent remodel.
Located in Downtown Joplin, the property includes a private parking lot with off-street parking and is zoned C-2. Building systems include forced-air heating and central air conditioning. Interior finishes include vinyl, carpet, concrete, laminate, and ceramic flooring. Chain-link fencing is installed along part of the property, and the building has a rolled hot-mop roof.
Located in Downtown Joplin, the property includes a private parking lot with off-street parking and is zoned C-2. Building systems include forced-air heating and central air conditioning. Interior finishes include vinyl, carpet, concrete, laminate, and ceramic flooring. Chain-link fencing is installed along part of the property, and the building has a rolled hot-mop roof.
Key Highlights
- 14,000 SF mixed‑use building on 0.76 acres
- Three separately configured suites for office, salon, and church uses
- Office suite includes private offices, reception area, and break room
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
$125,580
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
7.87%
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%
$2,511,600
$2.5M
Cap Rate 7%
$1,794,000
$1.8M
Cap Rate 9%
$1,395,333
$1.4M
Market Conditions
NOI Build-Up for 14,000 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
$218.4K $15.60/SF
− Vacancy
−$17.5K −$1.25/SF
EGI
$200.9K $14.35/SF
− OpEx
−$75.3K −$5.38/SF
NOI
$125.6K $8.97/SF
Area
Jasper County, MO
Vacancy
8.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$2,511,600
Cap Rate 7%
$1,794,000
Cap Rate 9%
$1,395,333
Alternative Uses
Best Use
Office B
$2.64M
$2.31M – $3.07M
NOI $184,464 @ 7.0% cap · market cap 11.57%
Second Best
Mixed Use
$1.79M
$1.57M – $2.09M
NOI $125,580 @ 7.0% cap · market cap 7.87%
Theoretical Best
Office A
$4.22M
$3.70M – $4.93M
NOI $295,680 @ 7.0% cap · market cap 18.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,480
Businesses Nearby
Explore this area
Business Placement
Demographics for 64801, MO
35,234
Population
17,460
Households
2
Avg Household Size
37
Median Age
26%
College-Educated
90%
High-School Grad
57.5 sq mi
ZIP Area
613
Density / Sq Mi
$51,360
Median Household Income
$31,103
Median Earnings
$884
Median Rent
$176,100
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 - C-2 property with three separately configured suites and private off-street parking.
Where is this mixed-use property located?
The property is located at 204 E 7th Street Joplin, MO.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: 14,000 SF mixed‑use building on 0.76 acres; Three separately configured suites for office, salon, and church uses; Office suite includes private offices, reception area, and break room
