3-Unit Mixed-Use
For Sale
$249,900
3741 Highway 30, Lonedell, MO 63060
Residential Income, Lonedell, MO
Property Size2,204 SF
Lot Size0.28 Acres
Price / SF$113.38
Days on Market13
Property Features for 3741 Highway 30
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 3, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 4
Subdivision
A H Williams
Elementary school
Lonedell Elem.
Middle school
Lonedell Elem.
High school
St. Clair High
Elementary school district
Lonedell R-XIV
Middle school district
Lonedell R-XIV
High school district
Lonedell R-XIV
Standard status
Active
APN
31-3-080-1-002-018000
Size
2,204 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2777
Utilities
Utilities
Cable Available
Heating system
Electric (Heating)
Cooling system
Central Air, Multi Units
Water source
Well
Amenities
newly updated HVAC systems
laundry facilities
Building Details
Year built
1968
Floors in Building
1
Number of units
3
Flooring type
Carpet
Building materials
Frame
Architectural style
Ranch
Listing Agency:
RE/MAX Best Choice · RE/MAX International
(636) 931-7272
Listed By:
Cort Dietz · License #2024048317
(314) 714-7208
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 22 at 6:06PM
MLS# 26056958
Copyright © 2026 Mid America Regional Information Systems, Inc. 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 2,204-square-foot frame ranch property contains three independent units with a combined commercial and residential configuration. The 850-square-foot unit offers open commercial space with new carpeting and interior updates. A 1,000-square-foot unit includes two bedrooms, an updated kitchen and bathroom, and new carpeting, while the 250-square-foot studio provides additional open space. All three units have newly updated HVAC systems.
The property occupies 0.28 acres at the intersection of Highway 30 and Route FF in Lonedell, Missouri, adjacent to the U.S. Post Office. On-site parking includes asphalt and gravel areas. A shared common area contains three electrical panels and laundry facilities. The building was constructed in 1968, with electric heating, central air, multi-unit cooling, cable availability, and a well water source.
The property occupies 0.28 acres at the intersection of Highway 30 and Route FF in Lonedell, Missouri, adjacent to the U.S. Post Office. On-site parking includes asphalt and gravel areas. A shared common area contains three electrical panels and laundry facilities. The building was constructed in 1968, with electric heating, central air, multi-unit cooling, cable availability, and a well water source.
Key Highlights
- 2,204‑square‑foot mixed‑use property on 0.28 acres
- Three independent units measuring approximately 850, 1,000, and 250 square feet
- Unit mix includes open commercial space, a two‑bedroom residential unit, and an open studio
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
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
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 - Flexible commercial and residential configuration with updated interiors, shared laundry, and newly updated HVAC systems.
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 on 0.28 acres; Three independent units measuring approximately 850, 1,000, and 250 square feet; Unit mix includes open commercial space, a two‑bedroom residential unit, and an open studio
