Highway Grocery and Convenience
For Sale
$615,000
3294 State Highway 73, Buffalo, MO 65622
Commercial Sale, Buffalo, MO
Property Size5,000 SF
Lot Size5.68 Acres
Price / SF$123
Days on Market141
Property Features for 3294 State Highway 73
General Information
Property type
Commercial Sale
Property subtype
Retail
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Fencing
Barbed Wire
Directions
From Buffalo travel north on Highway 65 to Highway 73. Continue north on 73 approximately 6 miles to property on the right.
Standard status
Active
APN
05-9.0-30-000-000-009.040
Lot size
5.68 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG E ROW HWY 73 & S ROW PUMPKIN CENTER RD, E 280.87', S 629.5', W 400.27' TO ROW, N ALONG ROW TO POB. SUBJECT TO ENCUMBRANCES OF RECORD
Tax Annual Amount
2847
Legal Description
BEG E ROW HWY 73 & S ROW PUMPKIN CENTER RD, E 280.87', S 629.5', W 400.27' TO ROW, N ALONG ROW TO POB. SUBJECT TO ENCUMBRANCES OF RECORD
Utilities
Utilities
Electricity Available
Heating system
Propane (Heating)
Cooling system
Electric, Central Air
Building Details
Year built
2007
Listing Agency:
High Standard Real Estate Company, LLC
Listed By:
Chais N Rankin · License #2016045143
(417) 733-6699
Added: May 5
Changed: Sep 17
Last Checked: Sep 22 at 2:06PM
MLS# 60322743
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 grocery and convenience property occupies approximately 5.68 acres and includes nearly 5,000 square feet under roof. The improvements have operated as a country store since 2007 and include retail-oriented space, warehouse capacity, bathrooms, and room for adaptation to additional commercial functions. The building is described as ready for immediate occupancy, with propane heating, central air, and electric cooling.
The property is located at 3294 State Highway 73, a few miles north of Buffalo, Missouri. On-site parking and highway exposure support customer access, while barbed-wire fencing and available electricity are also included among the property features. The site’s acreage provides room for expansion, subject to applicable approvals.
The property is located at 3294 State Highway 73, a few miles north of Buffalo, Missouri. On-site parking and highway exposure support customer access, while barbed-wire fencing and available electricity are also included among the property features. The site’s acreage provides room for expansion, subject to applicable approvals.
Key Highlights
- Approximately 5.68 acres along State Highway 73
- Nearly 5,000 square feet under roof
- Country store operation dating to 2007
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
$39,868
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
6.48%
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%
$797,360
$797.4K
Cap Rate 7%
$569,543
$569.5K
Cap Rate 9%
$442,978
$443.0K
Market Conditions
NOI Build-Up for 5,000 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
$55.2K $11.04/SF
− Vacancy
−$2.0K −$0.41/SF
EGI
$53.2K $10.63/SF
− OpEx
−$13.3K −$2.66/SF
NOI
$39.9K $7.97/SF
Area
Dallas County, MO
Vacancy
3.70%
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%
$797,360
Cap Rate 7%
$569,543
Cap Rate 9%
$442,978
Alternative Uses
Best Use
Specialty Retail
$569.5K
$498.4K – $664.5K
NOI $39,868 @ 7.0% cap · market cap 6.48%
Second Best
Retail
$531.6K
$465.1K – $620.2K
NOI $37,210 @ 7.0% cap · market cap 6.05%
Theoretical Best
Office A
$754.7K
$660.3K – $880.4K
NOI $52,826 @ 7.0% cap · market cap 8.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
4k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Phillips 66
Shops & Services
3,698 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Existing improvements combine retail space with warehouse capacity and adaptable commercial functionality.
Where is this grocery and convenience store located?
The property is located at 3294 State Highway 73 Buffalo, MO.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Approximately 5.68 acres along State Highway 73; Nearly 5,000 square feet under roof; Country store operation dating to 2007
