Riverfront Commercial Asset For
For Sale
Contact for pricing
450 N Main Street, Cape Girardeau, MO 63701
Prime riverfront property suitable for various commercial uses.
Property Size4,400 SF
Price / SF$90.91
Days on Market113
Property Features for 450 N Main Street
General Information
Standard status
Active
Size
4,400 SF
Property subtype
Mixed Use, Industrial
Zoning
Commercial Sale/Business
Building Details
Year Built
1920
Buildings
1
Stories
1
Listing Agency:
Edge Realty
(573) 450-3791
Listed By:
Jacob Fish · License #2010013545
Source:
Crexi
Added: May 13
Changed: Aug 27
Last Checked: Aug 30 at 9:22PM
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 Edge Realty
Investment Insights
Based on property information with market context.
This commercial asset is situated directly along the Mississippi River. The property offers potential for office, restaurant, warehouse, or mixed-use concepts. A warehouse is currently located on the property. The property's location and visibility make it suitable for downtown development and parking. The property has a size of 4400 square feet.
Key Highlights
- Prime riverfront location directly on the Mississippi River
- High visibility and ideal for downtown development
- Versatile property suitable for office, restaurant, warehouse, or mixed‑use concepts
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
$34,159
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
8.54%
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%
$683,180
$683.2K
Cap Rate 7%
$487,986
$488.0K
Cap Rate 9%
$379,544
$379.5K
Market Conditions
NOI Build-Up for 4,400 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
$43.8K $9.96/SF
− Vacancy
−$3.6K −$0.83/SF
EGI
$40.2K $9.13/SF
− OpEx
−$6.0K −$1.37/SF
NOI
$34.2K $7.76/SF
Area
Cape Girardeau County, MO
Vacancy
8.30%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
15.00%
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%
$683,180
Cap Rate 7%
$487,986
Cap Rate 9%
$379,544
Alternative Uses
Best Use
Specialty Retail
$635.4K
$556.0K – $741.3K
NOI $44,479 @ 7.0% cap · market cap 11.12%
Second Best
Warehouse
$488.0K
$427.0K – $569.3K
NOI $34,159 @ 7.0% cap · market cap 8.54%
Theoretical Best
Office A
$1.39M
$1.21M – $1.62M
NOI $97,168 @ 7.0% cap · market cap 24.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
883
Businesses Nearby
Explore this area
Business Placement
Demographics for 63701, MO
39,246
Population
17,834
Households
2.2
Avg Household Size
35
Median Age
39%
College-Educated
94%
High-School Grad
132.7 sq mi
ZIP Area
296
Density / Sq Mi
$67,904
Median Household Income
$32,655
Median Earnings
$863
Median Rent
$209,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Prime riverfront property suitable for various commercial uses.
Where is this mixed-use property located?
The property is located at 450 N Main Street Cape Girardeau, MO.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Prime riverfront location directly on the Mississippi River; High visibility and ideal for downtown development; Versatile property suitable for office, restaurant, warehouse, or mixed‑use concepts
