Mixed-Use Property with Commercial
New
For Sale
$225,000
212 S Lafontaine Avenue, Springfield, MO 65806
Commercial Sale, Springfield, MO
Property Size1,496 SF
Lot Size0.21 Acres
Price / SF$150.40
Days on Market6
Property Features for 212 S Lafontaine Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
INC
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Subdivision
Cloud's
Directions
Head west off Kansas expressway onto College St, the commercial building is on the corner of Lafontaine and College St on the south side of College. The rental house is to the south of the commercial building off Lafontaine.
Standard status
Active
APN
1322110011
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Cloud's Add Lot 10
Tax Annual Amount
3047
Legal Description
Cloud's Add Lot 10
Building Details
Year built
1920
Listing Agency:
EXP Realty LLC
(866) 224-1761
Listed By:
August Newberry
(417) 298-1765
Added: Sep 29
Changed: Oct 3
Last Checked: Oct 4 at 1:06PM
MLS# 60335179
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 mixed-use property pairs a 720-square-foot, two-bedroom, one-bath home with a separate 1,496-square-foot commercial building. The residence has updated HVAC, plumbing, electrical, flooring, cabinetry, countertops, and fixtures. Commercial space includes a front lobby, rear room, and one bathroom, with Cheech & Chong artwork on the exterior.
Located on Route 66 in Springfield, the property is zoned INC. The home and commercial building provide distinct residential and business areas on one 0.21-acre parcel.
Located on Route 66 in Springfield, the property is zoned INC. The home and commercial building provide distinct residential and business areas on one 0.21-acre parcel.
Key Highlights
- Separate 1,496‑square‑foot commercial building and 720‑square‑foot residence
- Residence has 2 bedrooms and 1 bathroom
- Commercial layout includes a lobby, rear room, and one bathroom
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
$11,854
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
5.27%
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%
$237,080
$237.1K
Cap Rate 7%
$169,343
$169.3K
Cap Rate 9%
$131,711
$131.7K
Market Conditions
NOI Build-Up for 1,496 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
$16.5K $11.04/SF
− Vacancy
−$710 −$0.47/SF
EGI
$15.8K $10.57/SF
− OpEx
−$4.0K −$2.64/SF
NOI
$11.9K $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%
$237,080
Cap Rate 7%
$169,343
Cap Rate 9%
$131,711
Alternative Uses
Best Use
Office B
$169.3K
$148.2K – $197.6K
NOI $11,854 @ 7.0% cap · market cap 5.27%
Second Best
Mixed Use
$159.9K
$139.9K – $186.5K
NOI $11,192 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$225.8K
$197.6K – $263.4K
NOI $15,806 @ 7.0% cap · market cap 7.02%
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
313
Businesses Nearby
Explore this area
Business Placement
Demographics for 65806, MO
12,529
Population
8,049
Households
1.6
Avg Household Size
27
Median Age
22%
College-Educated
87%
High-School Grad
2.1 sq mi
ZIP Area
5,966
Density / Sq Mi
$28,450
Median Household Income
$21,090
Median Earnings
$840
Median Rent
$85,700
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 Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A remodeled residence and separate business space create a live-work configuration along Route 66.
Where is this mixed-use property located?
The property is located at 212 S Lafontaine Avenue Springfield, MO.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Separate 1,496‑square‑foot commercial building and 720‑square‑foot residence; Residence has 2 bedrooms and 1 bathroom; Commercial layout includes a lobby, rear room, and one bathroom
