Building Details

Building Size 2,204 SF

Year Built 1968

Buildings 1

Stories 1

Tenancy Multi

Listing Agency: Cathlee's Real Estate c***@fidnet.com Show Phone

Listed By: Chase Zancauske · License #2011005814 Show Phone

Source: Century21laclede

Added: Jul 20 Changed: Aug 8 Last Checked: Aug 10 at 11:40AM

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Investment Insights

Based on property information with market context.

This mixed-use property is set up to support up to three separate units. Unit 3741 includes approximately 850 SF of open commercial space and is move-in ready with new carpet and updates throughout. Unit 3743 offers approximately 1,000 SF and is currently configured as a two-bedroom residential unit, with updates to the kitchen and bathroom and new carpet; it could also be used for commercial purposes if desired. Unit 3745 provides approximately 350 SF of open studio space that could be used for low-maintenance residential or commercial purposes. All three units include outdoor storage space and feature newly updated HVAC systems.

The property is located at a highly traveled intersection on Highway 30 in Lonedell, with proximity directly next door to the U.S. Post Office. Parking is available on-site with both asphalt and gravel surfaces. A common area provides access to electrical services, including three electrical panels, as well as laundry facilities.

Built in 1968, the layout supports flexible mixed-use ownership, including retail, office, salon, and small business use for the commercial-oriented spaces.

Key Highlights

• Up to three‑unit mixed‑use setup with outdoor storage for all units
• Unit 3741: approx. 850 SF open commercial space, move‑in ready with new carpet
• Unit 3743: approx. 1,000 SF two‑bedroom residential configuration, updated kitchen and bathroom, new carpet

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

$21,820

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

8.40%

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%

$436,400 $436.4K

Cap Rate 7%

$311,714 $311.7K

Cap Rate 9%

$242,444 $242.4K

Market Conditions

NOI Build-Up for 2,204 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

$39.7K $18.00/SF

− Vacancy

−$4.8K −$2.16/SF

EGI

$34.9K $15.84/SF

− OpEx

−$13.1K −$5.94/SF

NOI

$21.8K $9.90/SF

Area

Franklin County, MO

Vacancy

12.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

37.50%

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%

$436,400

Cap Rate 7%

$311,714

Cap Rate 9%

$242,444

Alternative Uses

Best Use

Office B

$424.4K

$371.3K – $495.1K (±1% cap)

NOI $29,706 @ 7.0% cap · market cap 11.43%

Second Best

Mixed Use

$311.7K

$272.8K – $363.7K (±1% cap)

NOI $21,820 @ 7.0% cap · market cap 8.40%

Theoretical Best

Office A

$648.9K

$567.8K – $757.0K (±1% cap)

NOI $45,420 @ 7.0% cap · market cap 17.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Retail space

Suggested Use

Top Pick Auto Parts Store Storage Facility Barber Shop Building Supply Restaurant Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Multi-tenant

Tenancy

Yes

Highway access

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

38

Businesses Nearby

Explore this area Business Placement

Demographics for 63060, MO

2,027

Population

957

Households

2.1

Avg Household Size

48

Median Age

14%

College-Educated

89%

High-School Grad

44.4 sq mi

ZIP Area

46

Density / Sq Mi

$53,586

Median Household Income

$30,406

Median Earnings

$1,109

Median Rent

$163,600

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Move-in ready mixed-use building with three units, outdoor storage, newly updated HVAC, and on-site laundry.

Where is this mixed-use property located?

The property is located at 3741 Highway 30 Lonedell, MO.

What is the asking price?

The asking price for this property is $259,900.

What are key features of this property?

This property features: Up to three‑unit mixed‑use setup with outdoor storage for all units; Unit 3741: approx. 850 SF open commercial space, move‑in ready with new carpet; Unit 3743: approx. 1,000 SF two‑bedroom residential configuration, updated kitchen and bathroom, new carpet