Brick Office
New
For Sale
$159,900
304 S Pine Street, Buffalo, MO 65622
COMMERCIAL - Buffalo, MO
Property Size1,620 SF
Lot Size0.03 Acres
Price / SF$98.70
Days on Market4
Property Features for 304 S Pine Street
General Information
Property type
Commercial Sale
Property subtype
Office
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Lot features
Level
Directions
Take 32 Highway to Pine turn North on Pine to property on the east side of road.
Standard status
Active
APN
09-7.0-26-103-013-002.010
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 3 Block 14 Original Survey Except A 36.33' X 33.56' Tract In The Se Cor
Tax Annual Amount
1223
Legal Description
Lot 3 Block 14 Original Survey Except A 36.33' X 33.56' Tract In The Se Cor
Utilities
Utilities
Water Available
Heating system
Electric (Heating)
Cooling system
Central Air, Electric
Building Details
Year built
1989
Roof type
Metal
Listing Agency:
Century 21 Maddux Realty, Inc
(417) 345-2274
Listed By:
Mindy Jane Maddux
(417) 399-5541
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 20 at 11:06PM
MLS# 60331642
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 1,620-square-foot office building, constructed in 1989, provides a practical arrangement for professional occupancy. The interior includes a reception area, 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 create a durable commercial presentation.
The property includes paved parking and is located across from the U.S. Post Office, with access to downtown Buffalo. Electric heating, central air, and electric cooling serve the building, and water is available at the property.
The property includes paved parking and is located across from the U.S. Post Office, with access to downtown Buffalo. Electric heating, central air, and electric cooling serve the building, and water is available at the property.
Key Highlights
- 1,620 SF office building constructed in 1989
- Reception area, multiple private offices, restroom, and kitchen or break room
- Brick exterior with metal roof
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
326
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
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 - Professional workspace with private offices, reception, kitchen, restroom, natural light, and paved parking.
Where is this office building located?
The property is located at 304 S Pine Street 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 SF office building constructed in 1989; Reception area, multiple private offices, restroom, and kitchen or break room; Brick exterior with metal roof
