All-Brick Live-Work
For Sale
$825,000
2601 N State Highway 47, Warrenton, MO 63383
Zoned C3 with blacktop frontage near I-70, featuring a ranch home and a 60' x 64' commercial outbuilding.
Property Size2,551 SF
Lot Size4.46 Acres
Price / SF$323.40
Days on Market57
Property Features for 2601 N State Highway 47
General Information
Standard status
Active
Size
2,551 SF
Lot size
4.46 Acres
Property subtype
Commercial
Zoning
C3
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
wood-burning fireplace
main-floor laundry room
central vac
deck
covered patio
concrete driveway
circle drive
Building Details
Year Built
1988
Construction
all-brick
Listing Agency:
Westbound Real Estate LLC
(217) 641-2995
Listed By:
Phil Reid () · License #1999015911
(314) 486-8642
Source:
Farlowrealestateexperts
Added: Jul 13
Changed: Sep 2
Last Checked: Sep 6 at 9:00AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Westbound Real Estate LLC
Investment Insights
Based on property information with market context.
An all-brick ranch live-work property zoned C3, offering a spacious home plus a substantial commercial-grade outbuilding. The residence includes 3 bedrooms with private baths, 4.5 bathrooms, a wide entry foyer, wood-paneled doors, a living room wood-burning fireplace, and a main-floor laundry room with storage. The eat-in kitchen/dining area features a bay window and includes a brand-new dishwasher. A full partially finished walk-out basement provides additional storage or potential future finishing, and the home is supported by a wood stove, central vac, and a 12' x 39' deck overlooking a level to gently rolling backyard. A 14' x 27' covered patio connects the home to an oversized two-car garage, and the concrete driveway includes a circle drive with ample parking.
The property is located at 2601 N State Highway 47 in Warrenton, MO, about 1.5 miles from I-70, with blacktop frontage.
A standout feature is the massive 60' x 64' outbuilding with concrete floors, electric, office space, and two bathrooms, along with an additional storage shed with a lean-to for extra versatility.
The property is located at 2601 N State Highway 47 in Warrenton, MO, about 1.5 miles from I-70, with blacktop frontage.
A standout feature is the massive 60' x 64' outbuilding with concrete floors, electric, office space, and two bathrooms, along with an additional storage shed with a lean-to for extra versatility.
Key Highlights
- Zoned C3 ranch on 4.46 acres with blacktop frontage and convenience to I‑70 (1.5 miles away)
- 2,551 SF all‑brick home with 3 bedrooms; each bedroom has its own private bath
- 4.5 bathrooms plus wide entry foyer, wood‑paneled doors, and a wood‑burning fireplace in the living 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
$34,383
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
4.17%
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%
$687,660
$687.7K
Cap Rate 7%
$491,186
$491.2K
Cap Rate 9%
$382,033
$382.0K
Market Conditions
NOI Build-Up for 2,551 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
$58.8K $23.04/SF
− Vacancy
−$12.9K −$5.07/SF
EGI
$45.8K $17.97/SF
− OpEx
−$11.5K −$4.49/SF
NOI
$34.4K $13.48/SF
Area
Warren County, MO
Vacancy
22.00%
Lease Rate
$23.04 /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%
$687,660
Cap Rate 7%
$491,186
Cap Rate 9%
$382,033
Alternative Uses
Best Use
Office B
$491.2K
$429.8K – $573.1K
NOI $34,383 @ 7.0% cap · market cap 4.17%
Second Best
Mixed Use
$442.8K
$387.4K – $516.6K
NOI $30,995 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$630.9K
$552.0K – $736.0K
NOI $44,161 @ 7.0% cap · market cap 5.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 63383, MO
15,340
Population
6,523
Households
2.4
Avg Household Size
41
Median Age
17%
College-Educated
90%
High-School Grad
160.1 sq mi
ZIP Area
96
Density / Sq Mi
$75,833
Median Household Income
$39,152
Median Earnings
$1,021
Median Rent
$227,600
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Zoned C3 with blacktop frontage near I-70, featuring a ranch home and a 60' x 64' commercial outbuilding.
Where is this live-work space located?
The property is located at 2601 N State Highway 47 Warrenton, MO.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Zoned C3 ranch on 4.46 acres with blacktop frontage and convenience to I‑70 (1.5 miles away); 2,551 SF all‑brick home with 3 bedrooms; each bedroom has its own private bath; 4.5 bathrooms plus wide entry foyer, wood‑paneled doors, and a wood‑burning fireplace in the living room
