Wedding and Event Venue with Commercial
For Sale
$1,400,000
381 W Guin Rd, Nixa, MO 65714
A commercial kitchen, indoor and outdoor gathering areas, and C-2 zoning support event and hospitality operations.
Property Size6,437 SF
Price / SF$217.49
Days on Market60
Property Features for 381 W Guin Rd
General Information
Standard status
Active
Size
6,437 SF
Property subtype
Commercial
Zoning
C-2
Amenities
full commercial kitchen
3 bar areas (2 indoor / 1 outdoor)
multiple indoor and outdoor gathering spaces
courtyard
covered decks
fireplaces
outdoor fire pit
waterfall feature
scenic views
bridal suite
groom's quarters
caretaker's apartment
multiple HVAC systems
multiple water heaters
sound system
Building Details
Year Built
1979
Listing Agency:
ReeceNichols - Springfield
Listed By:
Aaron R Wilken · License #2000147249
(417) 831-9200
Source:
Trilakeshomesearch
Added: Aug 6
Changed: Oct 1
Last Checked: Oct 2 at 9:19PM
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 ReeceNichols - Springfield
Investment Insights
Based on property information with market context.
Operating as a wedding and event venue, this commercial property includes a full kitchen and three bar areas: two indoors and one outdoors. Indoor and outdoor gathering spaces are complemented by a courtyard, covered decks, fireplaces, an outdoor fire pit, and a waterfall feature. The property also has a bridal suite, groom’s quarters, a caretaker’s apartment, multiple HVAC systems, multiple water heaters, and a sound system. Built in 1979, it is zoned C-2 commercial in Christian County.
The property at 381 W Guin Rd is in Nixa, between Nixa and Springfield, Missouri, and sits above the James River. Mature trees and river-area scenery form part of the setting. The venue has hosted weddings, receptions, corporate events, and private gatherings.
The property at 381 W Guin Rd is in Nixa, between Nixa and Springfield, Missouri, and sits above the James River. Mature trees and river-area scenery form part of the setting. The venue has hosted weddings, receptions, corporate events, and private gatherings.
Key Highlights
- Full commercial kitchen and 3 bar areas: 2 indoor and 1 outdoor
- Indoor and outdoor gathering areas, courtyard, and covered decks
- Bridal suite, groom's quarters, and caretaker's apartment
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
$51,326
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
3.67%
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%
$1,026,520
$1.0M
Cap Rate 7%
$733,229
$733.2K
Cap Rate 9%
$570,289
$570.3K
Market Conditions
NOI Build-Up for 6,437 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
$71.1K $11.04/SF
− Vacancy
−$2.6K −$0.41/SF
EGI
$68.4K $10.63/SF
− OpEx
−$17.1K −$2.66/SF
NOI
$51.3K $7.97/SF
Area
Christian 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%
$1,026,520
Cap Rate 7%
$733,229
Cap Rate 9%
$570,289
Alternative Uses
Best Use
Specialty Retail
$733.2K
$641.6K – $855.4K
NOI $51,326 @ 7.0% cap · market cap 3.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$971.6K
$850.1K – $1.13M
NOI $68,009 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Explore this area
Business Placement
Demographics for 65714, MO
35,109
Population
13,459
Households
2.6
Avg Household Size
39
Median Age
37%
College-Educated
94%
High-School Grad
51.1 sq mi
ZIP Area
687
Density / Sq Mi
$82,548
Median Household Income
$46,746
Median Earnings
$985
Median Rent
$261,300
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Wedding venue - A commercial kitchen, indoor and outdoor gathering areas, and C-2 zoning support event and hospitality operations.
Where is this wedding venue located?
The property is located at 381 W Guin Rd Nixa, MO.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Full commercial kitchen and 3 bar areas: 2 indoor and 1 outdoor; Indoor and outdoor gathering areas, courtyard, and covered decks; Bridal suite, groom's quarters, and caretaker's apartment
