Remodeled Office Building with Private
For Sale
$989,000
2049 S Brentwood Boulevard, Springfield, MO 65804
Commercial Sale, Springfield, MO
Property Size3,620 SF
Lot Size0.84 Acres
Price / SF$273.20
Days on Market255
Property Features for 2049 S Brentwood Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
INC
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 2
Parking features
Garage - Attached
Fencing
Privacy
Subdivision
Tower Grove
Directions
Take Glenstone to Seminole, turn east, take Seminole to Stewart, go north to Brentwood.
Standard status
Active
APN
1232206099
Lot size
0.84 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
TOWER GROVE SUB DIV E 40 FT LOT 33 (EX S 22.7 FT) & LOT 34 ( EX N 40 FT S 62.7FT W 110 FT) & N 50.85 FT LOT 16 & E 30 FT N 44.8 FT LOT 32 & LOT 17 (EX N 7.34FT)
Tax Annual Amount
5327
Legal Description
TOWER GROVE SUB DIV E 40 FT LOT 33 (EX S 22.7 FT) & LOT 34 ( EX N 40 FT S 62.7FT W 110 FT) & N 50.85 FT LOT 16 & E 30 FT N 44.8 FT LOT 32 & LOT 17 (EX N 7.34FT)
Utilities
Utilities
Water Available
Heating system
Forced Air
Cooling system
Zoned, Central Air
Building Details
Year built
1900
Number of units
1
Roof type
Composition
Listing Agency:
Keller Williams · Keller Williams Realty
(417) 883-4900
Listed By:
417 Property Pros · License #2010038764
(417) 501-6077
Added: Dec 8, 2025
Changed: Aug 19
Last Checked: Aug 20 at 11:06AM
MLS# 60311349
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.
Completely remodeled in 2022–2023, this 3,620 SF office building blends classic character with modern building systems. Improvements include a new roof, HVAC, electrical, and plumbing, with updated interior finishes throughout. The layout offers six private offices, a generous boardroom/conference room, a dedicated library, a kitchen, and a large gathering area suited for reception or waiting. Restored hardwood flooring runs throughout, with granite countertops and stylish updated finishes across all four restrooms.
Built in 1900, the property features forced-air heating and zoned central air cooling. Outside, there is a privacy-fenced greenspace that is fully irrigated. Parking is provided via an attached garage, and the site has water available. The property is positioned just minutes from the high-traffic intersection of Sunshine and Glenstone, supporting convenient access and visibility for clients and staff.
The zoning is INC, and the building is presented as a move-in-ready option for professional users seeking a well-appointed office environment with multiple rooms for meetings, focused work, and shared use.
Built in 1900, the property features forced-air heating and zoned central air cooling. Outside, there is a privacy-fenced greenspace that is fully irrigated. Parking is provided via an attached garage, and the site has water available. The property is positioned just minutes from the high-traffic intersection of Sunshine and Glenstone, supporting convenient access and visibility for clients and staff.
The zoning is INC, and the building is presented as a move-in-ready option for professional users seeking a well-appointed office environment with multiple rooms for meetings, focused work, and shared use.
Key Highlights
- 3,620 SF office building completely remodeled in 2022–2023 with new roof, HVAC, electrical, and plumbing
- Six private offices plus boardroom/conference room, dedicated library, kitchen, and large gathering area
- Restored hardwood flooring throughout, granite countertops, and updated finishes in four restrooms
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
$28,685
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
2.90%
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%
$573,700
$573.7K
Cap Rate 7%
$409,786
$409.8K
Cap Rate 9%
$318,722
$318.7K
Market Conditions
NOI Build-Up for 3,620 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
$40.0K $11.04/SF
− Vacancy
−$1.7K −$0.47/SF
EGI
$38.2K $10.57/SF
− OpEx
−$9.6K −$2.64/SF
NOI
$28.7K $7.92/SF
Area
Springfield, MO
Vacancy
4.30%
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%
$573,700
Cap Rate 7%
$409,786
Cap Rate 9%
$318,722
Alternative Uses
Best Use
Office B
$409.8K
$358.6K – $478.1K
NOI $28,685 @ 7.0% cap · market cap 2.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$546.4K
$478.1K – $637.4K
NOI $38,246 @ 7.0% cap · market cap 3.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,971
Businesses Nearby
Explore this area
Business Placement
Demographics for 65804, MO
40,064
Population
20,118
Households
2
Avg Household Size
40
Median Age
42%
College-Educated
97%
High-School Grad
18.6 sq mi
ZIP Area
2,154
Density / Sq Mi
$58,288
Median Household Income
$40,103
Median Earnings
$898
Median Rent
$227,000
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?
Office building - Office building with six private offices and boardroom, completely remodeled in 2022–2023 with updated roof, HVAC, electrical, and plumbing.
Where is this office building located?
The property is located at 2049 S Brentwood Boulevard Springfield, MO.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: 3,620 SF office building completely remodeled in 2022–2023 with new roof, HVAC, electrical, and plumbing; Six private offices plus boardroom/conference room, dedicated library, kitchen, and large gathering area; Restored hardwood flooring throughout, granite countertops, and updated finishes in four restrooms
