Professional Office
For Sale
$159,900
304 S Pine St, Buffalo, MO 65622
Well-maintained office property with private offices, reception space, kitchen, and paved parking near downtown Buffalo.
Property Size1,620 SF
Price / SF$98.70
Days on Market49
Property Features for 304 S Pine St
General Information
Standard status
Active
Size
1,620 SF
Property subtype
Commercial
Building Details
Year Built
1989
Listing Agency:
Century 21 Maddux Realty, Inc
Listed By:
Mindy Jane Maddux
(417) 399-5541
Source:
Trilakeshomesearch
Added: Jul 25
Changed: Sep 10
Last Checked: Sep 10 at 10:03AM
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 Century 21 Maddux Realty, Inc
Investment Insights
Based on property information with market context.
This 1,620-square-foot office building, constructed in 1989, combines a reception area with multiple private offices, a restroom, and a kitchen or break room. Large windows bring natural light into the workspace, while the brick exterior and metal roof provide a durable, professional presentation. Paved parking is included.
The property is located at 304 S Pine St in Buffalo, Missouri, with access to downtown and a position across from the U.S. Post Office. The site experiences daily traffic and can support office, retail, or service-business use as described in the property information.
The property is located at 304 S Pine St in Buffalo, Missouri, with access to downtown and a position across from the U.S. Post Office. The site experiences daily traffic and can support office, retail, or service-business use as described in the property information.
Key Highlights
- 1,620‑square‑foot office building constructed in 1989
- Reception area, multiple private offices, restroom, and kitchen/break room
- Large windows provide natural light throughout the interior
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
$12,837
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
8.03%
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%
$256,740
$256.7K
Cap Rate 7%
$183,386
$183.4K
Cap Rate 9%
$142,633
$142.6K
Market Conditions
NOI Build-Up for 1,620 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
$17.9K $11.04/SF
− Vacancy
−$769 −$0.47/SF
EGI
$17.1K $10.57/SF
− OpEx
−$4.3K −$2.64/SF
NOI
$12.8K $7.92/SF
Area
Dallas County, 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%
$256,740
Cap Rate 7%
$183,386
Cap Rate 9%
$142,633
Alternative Uses
Best Use
Office B
$183.4K
$160.5K – $214.0K
NOI $12,837 @ 7.0% cap · market cap 8.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$244.5K
$214.0K – $285.3K
NOI $17,116 @ 7.0% cap · market cap 10.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
316
Businesses Nearby
Explore this area
Business Placement
Demographics for 65622, MO
8,461
Population
3,517
Households
2.4
Avg Household Size
42
Median Age
19%
College-Educated
91%
High-School Grad
151.4 sq mi
ZIP Area
56
Density / Sq Mi
$44,231
Median Household Income
$38,426
Median Earnings
$659
Median Rent
$143,200
Median Home Value
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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?
Office building - Well-maintained office property with private offices, reception space, kitchen, and paved parking near downtown Buffalo.
Where is this office building located?
The property is located at 304 S Pine St Buffalo, MO.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: 1,620‑square‑foot office building constructed in 1989; Reception area, multiple private offices, restroom, and kitchen/break room; Large windows provide natural light throughout the interior
