Restaurant with Wood-Fired Pizza
For Sale
$399,000
312 S Hudson Street, Buckner, MO 64016
COMMERCIAL - Buckner, MO
Property Size1,500 SF
Lot Size0.32 Acres
Price / SF$266
Days on Market278
Property Features for 312 S Hudson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Parking features
Parking Lot, On Street
Interior features
Storage, Public Restroom, Refrigerator Facility
Exterior features
Delivery Door(s), Storage
Directions
East on 24 Highway from Independence to Hudson Street, turn right to address on the right. From I-70 go East to Grain Valley/Buckner exit and go left onto Buckner Tarsney into Buckner, left on Adams, left on Hudson Street, address is on the right.
Subdivision
207 - Blue Springs, Buckner, Oak Grove, Grain Val
Standard status
Active
APN
19-310-18-15-00-0-00-000
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
BUCKNER S 1/3' OF LOT 8 & ALL LOT 9 BLK 15
Tax Annual Amount
8600
Legal Description
BUCKNER S 1/3' OF LOT 8 & ALL LOT 9 BLK 15
Utilities
Utilities
Water Available
Building Details
Year built
1875
Floors in Building
1
Additional Structures
Storage
Listing Agency:
RE/MAX Premier Properties · RE/MAX International
(816) 416-7090
Listed By:
Anita Jonas · License #2015044991
(816) 810-9279
Added: Nov 15, 2025
Changed: Aug 19
Last Checked: Aug 20 at 9:06AM
MLS# 2587760
Copyright © 2026 Heartland Multiple Listing Service. 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.
The offering includes the main dining building, commercial kitchen, banquet room, private dining areas, and patio. The approximately 1,500-SF dining structure dates to 1875 and features original ceilings, wood flooring, dining furniture, booths, and a hand-built wood-fired pizza oven. Kitchen equipment includes stainless prep surfaces, refrigerated and heated prep lines, cooking equipment, sinks, condensate hoods, walk-in coolers, and a walk-in freezer. The sale also includes the Tuscono's name, branding, proprietary recipes, tables, chairs, patio furnishings, and fountain.
Located at 312 S Hudson Street in Buckner, Missouri, the property occupies 0.323 acres in the historic downtown area. The patio accommodates 40 seats and provides outdoor dining space. C2 zoning, a parking lot, on-street parking, water availability, storage, public restrooms, and a delivery door are also included.
Located at 312 S Hudson Street in Buckner, Missouri, the property occupies 0.323 acres in the historic downtown area. The patio accommodates 40 seats and provides outdoor dining space. C2 zoning, a parking lot, on-street parking, water availability, storage, public restrooms, and a delivery door are also included.
Key Highlights
- Main dining building is approximately 1,500 SF and dates to 1875
- Includes Tuscono's name, branding, and proprietary recipes
- Hand‑built wood‑fired pizza oven with pizza prep and warming equipment
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
$22,742
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
5.70%
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%
$454,840
$454.8K
Cap Rate 7%
$324,886
$324.9K
Cap Rate 9%
$252,689
$252.7K
Market Conditions
NOI Build-Up for 1,500 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
$34.4K $22.92/SF
− Vacancy
−$1.9K −$1.26/SF
EGI
$32.5K $21.66/SF
− OpEx
−$9.7K −$6.50/SF
NOI
$22.7K $15.16/SF
Area
Jackson County, MO
Vacancy
5.50%
Lease Rate
$22.92 /SF/Yr
Expense Ratio
30.00%
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%
$454,840
Cap Rate 7%
$324,886
Cap Rate 9%
$252,689
Alternative Uses
Best Use
Industrial
$324.9K
$284.3K – $379.0K
NOI $22,742 @ 7.0% cap · market cap 5.70%
Second Best
Specialty Retail
$61.1K
$53.5K – $71.3K
NOI $4,277 @ 7.0% cap · market cap 1.07%
Theoretical Best
Warehouse
$394.5K
$345.2K – $460.3K
NOI $27,616 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
175
Businesses Nearby
26k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 86%
Dining 14%
Buckner #1
Shops & Services
10,662 visits/mo
0.4 miles
Dollar General
Shops & Services
4,900 visits/mo
0.4 miles
SONIC Drive In
Dining
3,575 visits/mo
0.4 miles
Shell
Shops & Services
2,827 visits/mo
0.3 miles
Phillips 66
Shops & Services
2,509 visits/mo
0.3 miles
Demographics for 64016, MO
4,682
Population
1,817
Households
2.6
Avg Household Size
40
Median Age
24%
College-Educated
90%
High-School Grad
32.4 sq mi
ZIP Area
145
Density / Sq Mi
$92,734
Median Household Income
$44,623
Median Earnings
$981
Median Rent
$205,600
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Includes a main dining room, banquet and private dining areas, commercial kitchen, and outdoor seating.
Where is this conventional restaurant located?
The property is located at 312 S Hudson Street Buckner, MO.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Main dining building is approximately 1,500 SF and dates to 1875; Includes Tuscono's name, branding, and proprietary recipes; Hand‑built wood‑fired pizza oven with pizza prep and warming equipment
