Flexible Mixed-Use
For Sale
$249,900
3741 Highway 30, Lonedell, MO 63060
Three adaptable units combine commercial and residential configurations with updated interiors, HVAC systems, and shared site amenities.
Property Size2,204 SF
Days on Market14
Property Features for 3741 Highway 30
General Information
Standard status
Active
Size
2,204 SF
Property subtype
2-4 Units
Taxes and HOA fees
Annual Taxes
$2,777
Building Details
Building Size
2,204 SF
Year Built
1968
Listing Agency:
RE/MAX Best Choice
Listed By:
Cort Dietz · License #2024048317
(636) 931-7272
Source:
Hdrealestateteam
Added: Sep 9
Changed: Sep 14
Last Checked: Sep 21 at 8:56AM
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 RE/MAX Best Choice
Investment Insights
Based on property information with market context.
This mixed-use property contains 2,204 square feet across three independent units. Unit #3741 provides approximately 850 square feet of open commercial space with new carpeting and interior updates. Unit #3743 measures approximately 1,000 square feet and is arranged as a two-bedroom residential unit with an updated kitchen, updated bathroom, and new carpeting. Unit #3745 adds approximately 250 square feet of open studio space. The units can accommodate commercial, residential, or combined occupancy configurations, subject to applicable requirements.
Built in 1968, the property has newly updated HVAC systems serving all three units. A shared common area includes access to three electrical panels and laundry facilities. On-site parking is provided on asphalt and gravel surfaces. The property is located at the intersection of Highway 30 and Route FF in Lonedell, Missouri, with immediate adjacency to the U.S. Post Office.
Built in 1968, the property has newly updated HVAC systems serving all three units. A shared common area includes access to three electrical panels and laundry facilities. On-site parking is provided on asphalt and gravel surfaces. The property is located at the intersection of Highway 30 and Route FF in Lonedell, Missouri, with immediate adjacency to the U.S. Post Office.
Key Highlights
- 2,204‑square‑foot mixed‑use property with three independent units
- Unit #3741 includes approximately 850 square feet of open commercial space
- Unit #3743 offers approximately 1,000 square feet configured as a two‑bedroom residential unit
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
8.73%
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
Mixed Use
$311.7K
$272.8K – $363.7K
NOI $21,820 @ 7.0% cap · market cap 8.73%
Second Best
Retail
$296.4K
$259.4K – $345.9K
NOI $20,751 @ 7.0% cap · market cap 8.30%
Theoretical Best
Office A
$648.9K
$567.8K – $757.0K
NOI $45,420 @ 7.0% cap · market cap 18.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
5k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
5,078 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three adaptable units combine commercial and residential configurations with updated interiors, HVAC systems, and shared site amenities.
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 $249,900.
What are key features of this property?
This property features: 2,204‑square‑foot mixed‑use property with three independent units; Unit #3741 includes approximately 850 square feet of open commercial space; Unit #3743 offers approximately 1,000 square feet configured as a two‑bedroom residential unit
