Manufacturing Property with Living
For Sale
$229,000
4952 Highway F, Bolivar, MO 65613
Commercial Sale, Bolivar, MO
Property Size2,400 SF
Lot Size0.94 Acres
Price / SF$95.42
Days on Market95
Property Features for 4952 Highway F
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking
2400
Subdivision
Polk-Not in List
Directions
13 to Highway F, south on F to SIY
Standard status
Active
APN
89-15-0.3-05-000-000-012.01
Lot size
0.94 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Approx .94Ac Near Sw Cor Se Nw
Tax Annual Amount
593
Legal Description
Approx .94Ac Near Sw Cor Se Nw
Utilities
Cooling system
Central Air
Building Details
Year built
1999
Listing Agency:
Keller Williams Tri-Lakes · Keller Williams Realty
(417) 336-4999
Listed By:
Dan Boone · License #2007003421
(417) 337-4676
Added: Jun 3
Changed: Aug 19
Last Checked: Sep 5 at 9:06AM
MLS# 60325364
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 2,400-square-foot manufacturing building is currently used as a machine shop and incorporates both operational and residential components. The living area includes a full kitchen, bedroom, bathroom, and laundry, with central HVAC serving that portion of the property. The shop is heated by a wood-burning furnace.
Set on 0.94 acres at 4952 Highway F in Bolivar, Missouri, the property offers access just off 13 Highway and includes parking suited to customers, boats, or RVs. Built in 1999, the building provides a flexible combination of production space and living accommodations.
Set on 0.94 acres at 4952 Highway F in Bolivar, Missouri, the property offers access just off 13 Highway and includes parking suited to customers, boats, or RVs. Built in 1999, the building provides a flexible combination of production space and living accommodations.
Key Highlights
- 2,400‑square‑foot shop building currently used as a machine shop
- 0.94‑acre property at 4952 Highway F, Bolivar, MO 65613
- Full kitchen, bedroom, bathroom, and laundry included
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
$19,018
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
8.30%
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%
$380,360
$380.4K
Cap Rate 7%
$271,686
$271.7K
Cap Rate 9%
$211,311
$211.3K
Market Conditions
NOI Build-Up for 2,400 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
$26.5K $11.04/SF
− Vacancy
−$1.1K −$0.47/SF
EGI
$25.4K $10.57/SF
− OpEx
−$6.3K −$2.64/SF
NOI
$19.0K $7.92/SF
Area
Polk 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%
$380,360
Cap Rate 7%
$271,686
Cap Rate 9%
$211,311
Alternative Uses
Best Use
Office B
$271.7K
$237.7K – $317.0K
NOI $19,018 @ 7.0% cap · market cap 8.30%
Second Best
Mixed Use
$256.5K
$224.4K – $299.3K
NOI $17,955 @ 7.0% cap · market cap 7.84%
Theoretical Best
Office A
$362.2K
$317.0K – $422.6K
NOI $25,357 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 65613, MO
17,890
Population
7,327
Households
2.4
Avg Household Size
37
Median Age
26%
College-Educated
90%
High-School Grad
184.9 sq mi
ZIP Area
97
Density / Sq Mi
$56,919
Median Household Income
$31,765
Median Earnings
$828
Median Rent
$197,200
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Shop space includes a kitchen, bedroom, bathroom, laundry, and separate heating systems.
Where is this manufacturing property located?
The property is located at 4952 Highway F Bolivar, MO.
What is the asking price?
The asking price for this property is $229,000.
What are key features of this property?
This property features: 2,400‑square‑foot shop building currently used as a machine shop; 0.94‑acre property at 4952 Highway F, Bolivar, MO 65613; Full kitchen, bedroom, bathroom, and laundry included
