Route 66 Retail Office
For Sale
$350,000
411 Scottsdale Drive, Sullivan, MO 63080
Retail or office layout includes an open central area plus front counter, breakroom with kitchen, and multiple entrances.
Property Size2,886 SF
Days on Market113
Property Features for 411 Scottsdale Drive
General Information
Standard status
Active
Size
2,886 SF
Total Parking Spaces
10
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,790
Building Details
Building Size
2,886 SF
Year Built
1976
Buildings
1
Listing Agency:
Coldwell Banker Reeves
(314) 223-7083
Listed By:
Rachel Shoemaker
(314) 223-7083
Source:
Exit2newbeginningz
Added: May 5
Changed: Aug 23
Last Checked: Aug 24 at 2:44PM
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 Coldwell Banker Reeves
Investment Insights
Based on property information with market context.
This property offers a total of 2,886 square feet within a commercial building on a 0.28-acre lot. The interior is arranged around an expansive central open space with a front counter, along with a large office and a breakroom equipped with kitchen facilities and a bathroom. Each end of the building includes two separate areas, and each of those end areas has its own entrance and bathroom, supporting a potential three-space configuration.
The building is located on historic Route 66 in Sullivan, MO and is described as having high traffic and visibility. Exterior features include brick on three sides, aiming to reduce maintenance. Recent upgrades include a newly installed metal roof and modern vinyl flooring, along with other enhancements. A robust HVAC system is in place, including an air scrubber and a mini-split unit on the north end.
The property is presented for sale with the building and surrounding ground. It is described as zoned C3 and is wired for high performance.
The building is located on historic Route 66 in Sullivan, MO and is described as having high traffic and visibility. Exterior features include brick on three sides, aiming to reduce maintenance. Recent upgrades include a newly installed metal roof and modern vinyl flooring, along with other enhancements. A robust HVAC system is in place, including an air scrubber and a mini-split unit on the north end.
The property is presented for sale with the building and surrounding ground. It is described as zoned C3 and is wired for high performance.
Key Highlights
- 2,886 SF commercial building on a 0.28‑acre lot in Sullivan on historic Route 66
- C3 zoning; central open space with front counter, large office, and breakroom with kitchen facilities plus a bathroom
- Flexible layout with two separate end areas, each with its own entrance and bathroom, allowing up to three spaces
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
$27,172
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
7.76%
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%
$543,440
$543.4K
Cap Rate 7%
$388,171
$388.2K
Cap Rate 9%
$301,911
$301.9K
Market Conditions
NOI Build-Up for 2,886 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
$40.5K $14.04/SF
− Vacancy
−$1.7K −$0.59/SF
EGI
$38.8K $13.45/SF
− OpEx
−$11.6K −$4.04/SF
NOI
$27.2K $9.42/SF
Area
Franklin County, MO
Vacancy
4.20%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
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%
$543,440
Cap Rate 7%
$388,171
Cap Rate 9%
$301,911
Alternative Uses
Best Use
Office B
$555.7K
$486.2K – $648.3K
NOI $38,899 @ 7.0% cap · market cap 11.11%
Second Best
Retail
$388.2K
$339.7K – $452.9K
NOI $27,172 @ 7.0% cap · market cap 7.76%
Theoretical Best
Office A
$849.6K
$743.4K – $991.3K
NOI $59,475 @ 7.0% cap · market cap 16.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
566
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63080, MO
13,554
Population
6,460
Households
2.1
Avg Household Size
42
Median Age
19%
College-Educated
90%
High-School Grad
248.8 sq mi
ZIP Area
54
Density / Sq Mi
$60,862
Median Household Income
$42,679
Median Earnings
$863
Median Rent
$169,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Petals & Plants — 233 W Springfield Rd, Sullivan, MO 63080
Frequently Asked Questions
What type of property is this?
Storefront property - Retail or office layout includes an open central area plus front counter, breakroom with kitchen, and multiple entrances.
Where is this storefront property located?
The property is located at 411 Scottsdale Drive Sullivan, MO.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2,886 SF commercial building on a 0.28‑acre lot in Sullivan on historic Route 66; C3 zoning; central open space with front counter, large office, and breakroom with kitchen facilities plus a bathroom; Flexible layout with two separate end areas, each with its own entrance and bathroom, allowing up to three spaces
