Flex Space with
For Sale
$349,000
210 N River Street, Carthage, MO 64836
COMMERCIAL - Carthage, MO
Property Size6,225 SF
Lot Size0.87 Acres
Price / SF$56.06
Days on Market47
Property Features for 210 N River Street
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Chain Link, Partial
Directions
CARTHAGE, GARRISON & CENTRAL-GO EAST APROX 1 MILE, DO NOT GO OVER BRIDGE TO THE NORTH, CONTINUE TO RIVER, THEN LEFT TO BLG
Subdivision
09 - Carthage Area
Standard status
Active
APN
14200310001003002
Size
6,225 SF
Lot size
0.87 Acres
Utilities
Heating system
Natural Gas, Forced Air
Building Details
Flooring type
Concrete, Carpet
Roof type
Metal
Listing Agency:
PRO 100 Inc., REALTORS
(417) 782-0800
Listed By:
Eric Wood · License #1999020410
(417) 437-0094
Added: Jul 20
Changed: Aug 19
Last Checked: Sep 4 at 11:06AM
MLS# 263964
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 6,225-square-foot flex property sits on 0.87 acres and combines administrative and work-oriented areas within one building. The front portion includes two large offices, a central meeting room, and a spacious gathering area. At the rear, a warehouse or shop provides 14-foot sidewalls and a 14-foot overhead door. The property also includes a half bath, concrete and carpet flooring, and a metal roof.
Building systems include natural-gas forced-air heat, overhead heat in the warehouse, and mini-split systems. Three-phase electrical service is in place, and approximately 60% of the site is enclosed with chain-link fencing. The configuration offers a mix of office, assembly, and warehouse areas without separating those functions across multiple properties.
Building systems include natural-gas forced-air heat, overhead heat in the warehouse, and mini-split systems. Three-phase electrical service is in place, and approximately 60% of the site is enclosed with chain-link fencing. The configuration offers a mix of office, assembly, and warehouse areas without separating those functions across multiple properties.
Key Highlights
- 6,225‑square‑foot flex building on 0.87 acres
- Rear warehouse or shop with 14‑foot overhead door
- 14‑foot sidewalls in the warehouse area
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
$30,636
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
8.78%
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%
$612,720
$612.7K
Cap Rate 7%
$437,657
$437.7K
Cap Rate 9%
$340,400
$340.4K
Market Conditions
NOI Build-Up for 6,225 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
$37.4K $6.00/SF
− Vacancy
−$1.3K −$0.21/SF
EGI
$36.0K $5.79/SF
− OpEx
−$5.4K −$0.87/SF
NOI
$30.6K $4.92/SF
Area
Jasper County, MO
Vacancy
3.50%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
15.00%
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%
$612,720
Cap Rate 7%
$437,657
Cap Rate 9%
$340,400
Alternative Uses
Best Use
Office B
$1.17M
$1.03M – $1.37M
NOI $82,021 @ 7.0% cap · market cap 23.50%
Second Best
Warehouse
$437.7K
$383.0K – $510.6K
NOI $30,636 @ 7.0% cap · market cap 8.78%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,472 @ 7.0% cap · market cap 37.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
1
Drive-in doors
2
Office units
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
229
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 64836, MO
25,334
Population
10,241
Households
2.5
Avg Household Size
37
Median Age
24%
College-Educated
82%
High-School Grad
184.1 sq mi
ZIP Area
138
Density / Sq Mi
$58,775
Median Household Income
$35,311
Median Earnings
$883
Median Rent
$157,700
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?
Flex space - Flexible commercial layout with offices, meeting space, gathering area, and a rear warehouse or shop.
Where is this flex space located?
The property is located at 210 N River Street Carthage, MO.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: 6,225‑square‑foot flex building on 0.87 acres; Rear warehouse or shop with 14‑foot overhead door; 14‑foot sidewalls in the warehouse area
