Flex Space with Office and
For Sale
$3,500,000
328 Stone Creek Drive, Strafford, MO 65757
COMMERCIAL - Strafford, MO
Property Size28,625 SF
Lot Size3.00 Acres
Price / SF$122.27
Days on Market329
Property Features for 328 Stone Creek Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Directions
US-65 N and I-44 E to MO-125N in Strafford. take exit 88 from I-44 E Take E Evergreen St to your destination in Grant Township.
Standard status
Active
APN
129031000000027050
Lot size
3.00 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PT LT 1 SW
Legal Description
PT LT 1 SW
Utilities
Utilities
Water Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
2023
Roof type
Metal
Listing Agency:
Cantrell Real Estate
(417) 414-0324
Listed By:
Brent Cantrell · License #2003032115
(417) 425-0214
Added: Sep 17, 2025
Changed: Aug 4
Last Checked: Aug 11 at 7:06PM
MLS# 60304998
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 flex space property includes a mix of finished office area and warehouse operations space. The building offers 2,625 sq. ft. of finished offices with private offices, reception, restrooms, and break areas. The balance of the space is a 26,000 sq. ft. warehouse with high ceilings, bright lighting, insulated walls/roof, and multiple overhead doors to support efficient loading and operations.
The 3-acre lot provides room for parking, truck flow, outdoor storage, or future expansion. Utilities include water available, and the building is heated with natural gas forced air and cooled with central air. The roof is metal, and the property was built in 2023.
With its functional layout and office/warehouse balance, the property can support manufacturing and distribution needs where an on-site office component is important.
The 3-acre lot provides room for parking, truck flow, outdoor storage, or future expansion. Utilities include water available, and the building is heated with natural gas forced air and cooled with central air. The roof is metal, and the property was built in 2023.
With its functional layout and office/warehouse balance, the property can support manufacturing and distribution needs where an on-site office component is important.
Key Highlights
- 28,625 sq. ft. flex space on 3 acres
- 2,625 sq. ft. finished offices with reception, restrooms, and break areas
- 26,000 sq. ft. warehouse with high ceilings, insulated walls/roof, and multiple overhead doors
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
$159,083
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
4.55%
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%
$3,181,660
$3.2M
Cap Rate 7%
$2,272,614
$2.3M
Cap Rate 9%
$1,767,589
$1.8M
Market Conditions
NOI Build-Up for 28,625 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
$257.6K $9.00/SF
− Vacancy
−$12.9K −$0.45/SF
EGI
$244.7K $8.55/SF
− OpEx
−$85.7K −$2.99/SF
NOI
$159.1K $5.56/SF
Area
Greene County, MO
Vacancy
5.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
35.00%
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%
$3,181,660
Cap Rate 7%
$2,272,614
Cap Rate 9%
$1,767,589
Alternative Uses
Best Use
Office B
$6.76M
$5.92M – $7.89M
NOI $473,370 @ 7.0% cap · market cap 13.52%
Second Best
Flex RnD
$2.27M
$1.99M – $2.65M
NOI $159,083 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$9.39M
$8.22M – $10.96M
NOI $657,459 @ 7.0% cap · market cap 18.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 65757, MO
7,962
Population
3,130
Households
2.5
Avg Household Size
41
Median Age
24%
College-Educated
94%
High-School Grad
83.4 sq mi
ZIP Area
95
Density / Sq Mi
$76,809
Median Household Income
$48,256
Median Earnings
$1,007
Median Rent
$231,200
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?
Flex space - Newer flex facility combining finished office space with a large insulated warehouse for manufacturing or distribution uses.
Where is this flex space located?
The property is located at 328 Stone Creek Drive Strafford, MO.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 28,625 sq. ft. flex space on 3 acres; 2,625 sq. ft. finished offices with reception, restrooms, and break areas; 26,000 sq. ft. warehouse with high ceilings, insulated walls/roof, and multiple overhead doors
