Industrial Building with RV
For Sale
$2,700,000
558 Lucky Road Seymour, Seymour, MO 65746
Large industrial building with flexible shop use, optional conversion to storage, and newly installed RV hookups.
Property Size11,600 SF
Lot Size4.00 Acres
Price / SF$232.76
Days on Market52
Property Features for 558 Lucky Road Seymour
General Information
Standard status
Active
Size
11,600 SF
Lot size
4.00 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,888
Amenities
Full,Wood,Picket
4.91
Gravel,Private
11600
Building Details
Building Size
11,600 SF
Year Built
2020
Listing Agency:
RE/MAX SHOWTIME
(417) 294-1629
Listed By:
Jon Holloway
(417) 294-1629
Source:
Jonholloway.showtimeproperties
Added: Jun 30
Changed: Aug 14
Last Checked: Aug 20 at 4:10AM
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 RE/MAX SHOWTIME
Investment Insights
Based on property information with market context.
This large, well-built industrial building is set up to support multiple operational uses, including electrical resale, electrical services, plumbing services, and a mechanic garage. The layout can also be adapted for storage, including an easy path to storage unit conversion. In addition, the property features newly installed RV hookups for overnight stays.
The site includes approximately 4 acres and is positioned right off Highway 60, supporting straightforward access and visibility for commercial vehicles.
A practical live/work component is also included. The property has a one-bedroom, one-bath owner’s living quarters with an attached garage, plus an unfinished bedroom and bathroom upstairs that may allow for expansion. With the combination of shop-ready infrastructure, RV-ready hookups, and on-site living space, the building can fit owners and operators looking for a versatile facility that can also be reconfigured as a storage-oriented business.
The site includes approximately 4 acres and is positioned right off Highway 60, supporting straightforward access and visibility for commercial vehicles.
A practical live/work component is also included. The property has a one-bedroom, one-bath owner’s living quarters with an attached garage, plus an unfinished bedroom and bathroom upstairs that may allow for expansion. With the combination of shop-ready infrastructure, RV-ready hookups, and on-site living space, the building can fit owners and operators looking for a versatile facility that can also be reconfigured as a storage-oriented business.
Key Highlights
- 4.91‑acre industrial property with 11,600 total building area built in 2020
- Flexible shop use for multiple business types; plumbing, electrical resale/electrical business, and mechanic garage described
- Gravel private parking; fencing includes full, wood, and picket fencing
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
$86,328
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
3.20%
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%
$1,726,560
$1.7M
Cap Rate 7%
$1,233,257
$1.2M
Cap Rate 9%
$959,200
$959.2K
Market Conditions
NOI Build-Up for 11,600 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
$128.1K $11.04/SF
− Vacancy
−$4.7K −$0.41/SF
EGI
$123.3K $10.63/SF
− OpEx
−$37.0K −$3.19/SF
NOI
$86.3K $7.44/SF
Area
Webster 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%
$1,726,560
Cap Rate 7%
$1,233,257
Cap Rate 9%
$959,200
Alternative Uses
Best Use
Retail
$1.23M
$1.08M – $1.44M
NOI $86,328 @ 7.0% cap · market cap 3.20%
Second Best
Industrial
$531.5K
$465.1K – $620.1K
NOI $37,204 @ 7.0% cap · market cap 1.38%
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,557 @ 7.0% cap · market cap 4.54%
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
15
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 65746, MO
8,667
Population
2,870
Households
3
Avg Household Size
30
Median Age
14%
College-Educated
83%
High-School Grad
185.4 sq mi
ZIP Area
47
Density / Sq Mi
$53,503
Median Household Income
$34,809
Median Earnings
$698
Median Rent
$190,500
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Large industrial building with flexible shop use, optional conversion to storage, and newly installed RV hookups.
Where is this flex space located?
The property is located at 558 Lucky Road Seymour Seymour, MO.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: 4.91‑acre industrial property with 11,600 total building area built in 2020; Flexible shop use for multiple business types; plumbing, electrical resale/electrical business, and mechanic garage described; Gravel private parking; fencing includes full, wood, and picket fencing
