Corner Storefront
For Sale
$79,000
470 Commercial Street, Aldrich, MO 65601
Commercial Sale, Aldrich, MO
Property Size600 SF
Lot Size0.47 Acres
Price / SF$131.67
Days on Market694
Property Features for 470 Commercial Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Subdivision
Lakeview
Lot features
Sidewalk(s)
Directions
From Fair Play take Highway 123 South to Aldrich , turn right on Commercial Street. Sign on Property. Or take Highway T from Bolivar to Aldrich, turn right on Hwy 123 to left on Commercial. Sign on corner.
Standard status
Active
APN
1-7775-0
Lot size
0.47 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Aldrich - Lakeview Sub - Lot 71
Tax Annual Amount
325
Legal Description
Aldrich - Lakeview Sub - Lot 71
Utilities
Heating system
Electric (Heating), Propane (Heating)
Cooling system
Window Unit(s)
Amenities
landscaping
mowing
snow removal
Building Details
Year built
1975
Roof type
Composition
Listing Agency:
Century 21 Peterson Real Estate · Century 21 Real Estate
(417) 326-3900
Listed By:
Donna Reynolds · License #1999101479
(417) 328-8211
Added: Oct 8, 2024
Changed: Aug 19
Last Checked: Sep 1 at 12:06AM
MLS# 60279561
Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1975 storefront property is positioned on a corner lot in the Lakeview subdivision and includes a block-construction commercial building with a bathroom. The property has electric and propane heating, window-unit cooling, and a composition roof. A private well serves the site.
The building fronts Highway 123 and is located at 470 Commercial Street in Aldrich, Missouri. The Post Office occupies the property under a five-year lease. The parcel contains 0.47 acres and provides a compact commercial setting for an established occupant.
The building fronts Highway 123 and is located at 470 Commercial Street in Aldrich, Missouri. The Post Office occupies the property under a five-year lease. The parcel contains 0.47 acres and provides a compact commercial setting for an established occupant.
Key Highlights
- Existing Post Office tenancy under a 5‑year lease
- Highway 123 frontage on a corner lot
- 0.47‑acre parcel in Lakeview subdivision
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
$4,465
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
5.65%
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%
$89,300
$89.3K
Cap Rate 7%
$63,786
$63.8K
Cap Rate 9%
$49,611
$49.6K
Market Conditions
NOI Build-Up for 600 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
$6.6K $11.04/SF
− Vacancy
−$245 −$0.41/SF
EGI
$6.4K $10.63/SF
− OpEx
−$1.9K −$3.19/SF
NOI
$4.5K $7.44/SF
Area
Polk County, MO
Vacancy
3.70%
Lease Rate
$11.04 /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%
$89,300
Cap Rate 7%
$63,786
Cap Rate 9%
$49,611
Alternative Uses
Best Use
Retail
$63.8K
$55.8K – $74.4K
NOI $4,465 @ 7.0% cap · market cap 5.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$90.6K
$79.2K – $105.7K
NOI $6,339 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 65601, MO
923
Population
328
Households
2.8
Avg Household Size
44
Median Age
16%
College-Educated
79%
High-School Grad
52.8 sq mi
ZIP Area
17
Density / Sq Mi
$48,942
Median Household Income
$43,393
Median Earnings
$740
Median Rent
$133,600
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Small commercial building with an existing five-year Post Office lease and private well.
Where is this storefront property located?
The property is located at 470 Commercial Street Aldrich, MO.
What is the asking price?
The asking price for this property is $79,000.
What are key features of this property?
This property features: Existing Post Office tenancy under a 5‑year lease; Highway 123 frontage on a corner lot; 0.47‑acre parcel in Lakeview subdivision
