Turn-Key Delta Restaurant
For Sale
$180,000
307 E State Street, Delta, MO 63740
Operating roadside cafe and BBQ restaurant on 1.15 acres.
Property Size1,458 SF
Lot Size1.15 Acres
Price / SF$123.46
Days on Market250
Property Features for 307 E State Street
General Information
Standard status
Active
Size
1,458 SF
Lot size
1.15 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$259
Building Details
Building Size
1,458 SF
Year Built
2010
Buildings
2
Listing Agency:
Lorimont L.C.
(573) 334-5200
Listed By:
Chris Cole
(573) 334-5200
Source:
Century21laclede
Added: Dec 17, 2025
Changed: Aug 23
Last Checked: Aug 24 at 3:09PM
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 Lorimont L.C.
Investment Insights
Based on property information with market context.
Located in Delta, Missouri, JJ's Roadside Cafe presents a turn-key business opportunity, including land, buildings, furniture, fixtures, and equipment. Situated on 1.15 acres on E. State St. (MO-25), the property features two buildings totaling 1,458 SF. The main building, a 1,080 SF space with six-inch thick concrete floors and 400 amp electrical service, is currently operating as a drive-thru cafe and BBQ restaurant. The second building is a new 18x21 insulated metal structure with 100 amp service, used for BBQ preparation. The property benefits from a high-traffic, high-visibility location along State Highway 25 on the east side of Delta. The property offers flexibility for continued use as a cafe or remodeling/redevelopment for a new purpose, with no city zoning restrictions or city permits required.
Key Highlights
- Turn‑key, fully operational café\/restaurant business opportunity including land, buildings, FF&E.
- High traffic\/visibility location on State Highway 25.
- Two buildings totaling 1,458 SF: a 1,080 SF café and an 18x21 insulated metal building for prep.
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
$14,739
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
8.19%
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%
$294,780
$294.8K
Cap Rate 7%
$210,557
$210.6K
Cap Rate 9%
$163,767
$163.8K
Market Conditions
NOI Build-Up for 1,458 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
$20.5K $14.04/SF
− Vacancy
−$819 −$0.56/SF
EGI
$19.7K $13.48/SF
− OpEx
−$4.9K −$3.37/SF
NOI
$14.7K $10.11/SF
Area
Cape Girardeau County, MO
Vacancy
4.00%
Lease Rate
$14.04 /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%
$294,780
Cap Rate 7%
$210,557
Cap Rate 9%
$163,767
Alternative Uses
Best Use
Specialty Retail
$210.6K
$184.2K – $245.7K
NOI $14,739 @ 7.0% cap · market cap 8.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$460.0K
$402.5K – $536.6K
NOI $32,198 @ 7.0% cap · market cap 17.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 63740, MO
5,223
Population
2,416
Households
2.2
Avg Household Size
40
Median Age
20%
College-Educated
88%
High-School Grad
87.9 sq mi
ZIP Area
59
Density / Sq Mi
$54,681
Median Household Income
$40,271
Median Earnings
$713
Median Rent
$138,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Drive through restaurant - Operating roadside cafe and BBQ restaurant on 1.15 acres.
Where is this drive through restaurant located?
The property is located at 307 E State Street Delta, MO.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: Turn‑key, fully operational café\/restaurant business opportunity including land, buildings, FF&E.; High traffic\/visibility location on State Highway 25.; Two buildings totaling 1,458 SF: a 1,080 SF café and an 18x21 insulated metal building for prep.
