Mixed-Use Property in Downtown
For Sale
$1,100,000
420 S Campbell Ave, Springfield, MO 65806
Mixed-use property with retail and apartments in Downtown Springfield.
Property Size12,577 SF
Price / SF$87.46
Days on Market274
Property Features for 420 S Campbell Ave
General Information
Standard status
Active
Size
12,577 SF
Property subtype
Retail
Building Details
Building Size
12,577 SF
Year Built
1904
Listing Agency:
(417) 860-5447
Listed By:
Jeff Childs, SIOR, CCIM
(417) 860-5447
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 7
Last Checked: Aug 21 at 4:57AM
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 Jeff Childs, SIOR, CCIM
Investment Insights
Based on property information with market context.
This mixed-use property is located in Downtown Springfield, Missouri, at the corner of Campbell and Pershing. The property includes two retail spaces, three apartments, and a 2,700 square-foot unfinished basement used for storage. Retail Space 1 is 1,500 square feet, and Retail Space 2 is 4,200 square feet. Apartment A and Apartment B are each 1,500 square feet, while Apartment C is 500 square feet. The total property size is 12,577 square feet. One of the retail spaces was formerly used as a bar.
Key Highlights
- Mixed‑use property with retail and residential income potential.
- Prime Downtown Springfield location at the corner of Campbell and Pershing.
- Two retail spaces: 1,500 SF and 4,200 SF. One retail space formerly used as a bar.
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
$94,092
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
8.55%
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%
$1,881,840
$1.9M
Cap Rate 7%
$1,344,171
$1.3M
Cap Rate 9%
$1,045,467
$1.0M
Market Conditions
NOI Build-Up for 12,577 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
$158.5K $12.60/SF
− Vacancy
−$7.9K −$0.63/SF
EGI
$150.5K $11.97/SF
− OpEx
−$56.5K −$4.49/SF
NOI
$94.1K $7.48/SF
Area
Springfield, MO
Vacancy
5.00%
Lease Rate
$12.60 /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%
$1,881,840
Cap Rate 7%
$1,344,171
Cap Rate 9%
$1,045,467
Alternative Uses
Best Use
Apartment 5plus
$1.45M
$1.27M – $1.69M
NOI $101,673 @ 7.0% cap · market cap 9.24%
Second Best
Mixed Use
$1.34M
$1.18M – $1.57M
NOI $94,092 @ 7.0% cap · market cap 8.55%
Theoretical Best
Office A
$1.90M
$1.66M – $2.21M
NOI $132,880 @ 7.0% cap · market cap 12.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,046
Businesses Nearby
Explore this area
Business Placement
Demographics for 65806, MO
12,529
Population
8,049
Households
1.6
Avg Household Size
27
Median Age
22%
College-Educated
87%
High-School Grad
2.1 sq mi
ZIP Area
5,966
Density / Sq Mi
$28,450
Median Household Income
$21,090
Median Earnings
$840
Median Rent
$85,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with retail and apartments in Downtown Springfield.
Where is this mixed-use property located?
The property is located at 420 S Campbell Ave Springfield, MO.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Mixed‑use property with retail and residential income potential.; Prime Downtown Springfield location at the corner of Campbell and Pershing.; Two retail spaces: 1,500 SF and 4,200 SF. One retail space formerly used as a bar.
