Flex Building with Cold
For Sale
$425,000
Pending
600 E 6th Street, Carthage, MO 64836
Commercial Sale, Carthage, MO
Property Size6,472 SF
Lot Size0.46 Acres
Days on Market183
Property Features for 600 E 6th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Lot features
Outbuilding(s), Level
View
City
Directions
From the intersection of Garrison Ave & Chestnut St, turn East on Chestnut, from Chestnut turn North onto S Fulton St, will be on the Southeast corner of 6th St & S Fulton.
Standard status
Pending
APN
14-2.0-3-30-18-2.0
Lot size
0.46 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Car Orig N 100' W 200' Lot 134
Legal Description
Car Orig N 100' W 200' Lot 134
Utilities
Utilities
Water Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
kitchen
restrooms
handicap-accessible shower
washer/dryer hookups
covered patio
new sidewalk
retaining wall
Building Details
Year built
1991
Roof type
Metal, Rubber
Listing Agency:
PRO 100 Inc., REALTORS
(417) 782-0800
Listed By:
Kristi Benefiel · License #2021010116
(417) 423-0775
Added: Feb 24
Changed: Aug 24
Last Checked: Aug 26 at 10:06PM
MLS# 60316133
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 flex property features red-steel construction, multiple offices, open areas, storage, and two restrooms. A full kitchen, walk-in freezer, and walk-in cooler support food service, catering, specialty retail, or other operations requiring cold storage. The building also includes washer and dryer hookups, a waiting room with a mini-split unit, handicap-accessible entry doors, and on-grade access.
Mechanical and site improvements include three rooftop HVAC units installed approximately four years ago, a four-year-old hot water heater, and upgraded 600-amp electrical service. A covered overhang patio and new front sidewalk were added roughly two years ago, while additional sidewalk work and a retaining wall were completed in 2025. The sale includes an additional paved parking lot at 611 E 7th St, providing approximately 30 total parking spaces across two parcels. The property is located at 600 E 6th Street in Carthage, Missouri.
Mechanical and site improvements include three rooftop HVAC units installed approximately four years ago, a four-year-old hot water heater, and upgraded 600-amp electrical service. A covered overhang patio and new front sidewalk were added roughly two years ago, while additional sidewalk work and a retaining wall were completed in 2025. The sale includes an additional paved parking lot at 611 E 7th St, providing approximately 30 total parking spaces across two parcels. The property is located at 600 E 6th Street in Carthage, Missouri.
Key Highlights
- Walk‑in freezer and walk‑in cooler included
- Upgraded 600‑amp electrical service
- Approximately 30 total parking spaces across two parcels
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
$31,852
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
7.49%
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%
$637,040
$637.0K
Cap Rate 7%
$455,029
$455.0K
Cap Rate 9%
$353,911
$353.9K
Market Conditions
NOI Build-Up for 6,472 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
$38.8K $6.00/SF
− Vacancy
−$1.4K −$0.21/SF
EGI
$37.5K $5.79/SF
− OpEx
−$5.6K −$0.87/SF
NOI
$31.9K $4.92/SF
Area
Jasper County, MO
Vacancy
3.50%
Lease Rate
$6.00 /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%
$637,040
Cap Rate 7%
$455,029
Cap Rate 9%
$353,911
Alternative Uses
Best Use
Office B
$1.22M
$1.07M – $1.42M
NOI $85,275 @ 7.0% cap · market cap 20.06%
Second Best
Warehouse
$455.0K
$398.2K – $530.9K
NOI $31,852 @ 7.0% cap · market cap 7.49%
Theoretical Best
Office A
$1.95M
$1.71M – $2.28M
NOI $136,689 @ 7.0% cap · market cap 32.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 64836, MO
25,334
Population
10,241
Households
2.5
Avg Household Size
37
Median Age
24%
College-Educated
82%
High-School Grad
184.1 sq mi
ZIP Area
138
Density / Sq Mi
$58,775
Median Household Income
$35,311
Median Earnings
$883
Median Rent
$157,700
Median Home Value
Market
Vacancy Rate% for Office 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 - Red-steel construction combines offices, open work areas, and specialized storage.
Where is this flex space located?
The property is located at 600 E 6th Street Carthage, MO.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Walk‑in freezer and walk‑in cooler included; Upgraded 600‑amp electrical service; Approximately 30 total parking spaces across two parcels
