Downtown Mixed-Use Corner
For Sale
Contact for pricing
420 S Campbell Ave, Springfield, MO 65806
Mixed-use building with two retail spaces, three apartments, and a storage basement.
Property Size12,577 SF
Price / SF$103.36
Days on Market91
Property Features for 420 S Campbell Ave
General Information
Standard status
Active
Size
12,577 SF
Property subtype
RETAIL
Additional Details
Multifamily Units
3
Listing Agency:
SVN | Rankin Company, LLC
(417) 860-5447
Listed By:
Jeff Childs, SIOR, CCIM · License #1999029641
(417) 860-5447
Source:
Moodyscre
Added: May 13
Changed: Aug 8
Last Checked: Aug 10 at 10:51AM
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 SVN | Rankin Company, LLC
Investment Insights
Based on property information with market context.
This mixed-use corner property includes two retail spaces, three apartments, and an unfinished basement used for storage. The retail component comprises two units totaling 5,700 SF, with one unit formerly used as a bar. The apartment layout provides three units: two larger apartments measuring 1,500 SF each and a smaller unit measuring 500 SF.
The property is located in Downtown Springfield, Missouri on the corner of Campbell and Pershing, offering direct street-facing retail space within a mixed-use setting. The remaining basement area is 2,700 SF and is currently unfinished for storage use.
Overall, the building is designed for combined income from retail and residential components, with the separate apartment and retail areas supported by a dedicated basement storage area.
The property is located in Downtown Springfield, Missouri on the corner of Campbell and Pershing, offering direct street-facing retail space within a mixed-use setting. The remaining basement area is 2,700 SF and is currently unfinished for storage use.
Overall, the building is designed for combined income from retail and residential components, with the separate apartment and retail areas supported by a dedicated basement storage area.
Key Highlights
- Downtown Springfield, MO mixed‑use building on the corner of Campbell and Pershing
- Two retail spaces: 1,500 SF (formerly used as a bar) and 4,200 SF
- Three apartments totaling 3,500 SF: two units at 1,500 SF and one unit at 500 SF
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
$113,998
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
8.77%
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%
$2,279,960
$2.3M
Cap Rate 7%
$1,628,543
$1.6M
Cap Rate 9%
$1,266,644
$1.3M
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
$173.6K $13.80/SF
− Vacancy
−$10.7K −$0.85/SF
EGI
$162.9K $12.95/SF
− OpEx
−$48.9K −$3.88/SF
NOI
$114.0K $9.06/SF
Area
Springfield, MO
Vacancy
6.17%
Lease Rate
$13.80 /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%
$2,279,960
Cap Rate 7%
$1,628,543
Cap Rate 9%
$1,266,644
Alternative Uses
Best Use
Multifamily LT 5
$1.63M
$1.42M – $1.90M
NOI $113,998 @ 7.0% cap · market cap 8.77%
Second Best
Apartment 5plus
$1.45M
$1.27M – $1.69M
NOI $101,673 @ 7.0% cap · market cap 7.82%
Theoretical Best
Office A
$1.90M
$1.66M – $2.21M
NOI $132,880 @ 7.0% cap · market cap 10.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
326
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 building with two retail spaces, three apartments, and a storage basement.
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 $1,300,000.
What are key features of this property?
This property features: Downtown Springfield, MO mixed‑use building on the corner of Campbell and Pershing; Two retail spaces: 1,500 SF (formerly used as a bar) and 4,200 SF; Three apartments totaling 3,500 SF: two units at 1,500 SF and one unit at 500 SF
