Mixed-Use Property with New
For Sale
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442 E MAIN ST, Fordland, MO 65652
Remodeled property with commercial and residential designation, office areas, living space, kitchen, dining area, and bedroom or office rooms.
Property Size2,659 SF
Price / SF$88.38
Days on Market89
Property Features for 442 E MAIN ST
General Information
Standard status
Active
Size
2,659 SF
Class
B
Total Parking Spaces
20
Property subtype
Retail, Office, Mixed Use
Building Details
Year Built
1976
Year Renovated
2026
Buildings
1
Units
20
Listing Agency:
Garner Homestead Commercial Real Estate
Listed By:
Lee Garner · License #MO 2023018561
Source:
Crexi
Added: Jun 4
Changed: Aug 30
Last Checked: Aug 30 at 4:12AM
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 Garner Homestead Commercial Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property contains 2,659 square feet and was built in 1976. The interior includes a front office, showroom or great room, kitchen with dining area, two additional office or bedroom rooms, and a larger rear room with a full tile shower room. The property has been used as a residence with commercial space at the front, supporting both functions within one building.
Improvements include a new roof installed in 2026 and a freshly resealed blacktop surface. County classification recognizes the property for both commercial and residential use. Located at 442 E Main St in Fordland, Missouri, the building offers a flexible layout for an owner seeking combined living and business space.
Improvements include a new roof installed in 2026 and a freshly resealed blacktop surface. County classification recognizes the property for both commercial and residential use. Located at 442 E Main St in Fordland, Missouri, the building offers a flexible layout for an owner seeking combined living and business space.
Key Highlights
- 2,659‑square‑foot mixed‑use property at 442 E Main St, Fordland, MO
- Commercial and residential use recognized by the county
- New roof installed in 2026
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
$21,070
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
8.97%
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%
$421,400
$421.4K
Cap Rate 7%
$301,000
$301.0K
Cap Rate 9%
$234,111
$234.1K
Market Conditions
NOI Build-Up for 2,659 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
$29.4K $11.04/SF
− Vacancy
−$1.3K −$0.47/SF
EGI
$28.1K $10.57/SF
− OpEx
−$7.0K −$2.64/SF
NOI
$21.1K $7.92/SF
Area
Webster County, MO
Vacancy
4.30%
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%
$421,400
Cap Rate 7%
$301,000
Cap Rate 9%
$234,111
Alternative Uses
Best Use
Office B
$301.0K
$263.4K – $351.2K
NOI $21,070 @ 7.0% cap · market cap 8.97%
Second Best
Mixed Use
$284.2K
$248.7K – $331.6K
NOI $19,893 @ 7.0% cap · market cap 8.47%
Theoretical Best
Office A
$401.3K
$351.2K – $468.2K
NOI $28,093 @ 7.0% cap · market cap 11.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Explore this area
Business Placement
Demographics for 65652, MO
4,068
Population
1,674
Households
2.4
Avg Household Size
41
Median Age
16%
College-Educated
89%
High-School Grad
71.3 sq mi
ZIP Area
57
Density / Sq Mi
$72,946
Median Household Income
$30,871
Median Earnings
$760
Median Rent
$227,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Remodeled property with commercial and residential designation, office areas, living space, kitchen, dining area, and bedroom or office rooms.
Where is this mixed-use property located?
The property is located at 442 E MAIN ST Fordland, MO.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: 2,659‑square‑foot mixed‑use property at 442 E Main St, Fordland, MO; Commercial and residential use recognized by the county; New roof installed in 2026
