Multi-Building Flex Space
For Sale
$950,000
601 603 599 E Mount Vernon Street, Nixa, MO 65714
COMMERCIAL - Nixa, MO
Property Size11,340 SF
Lot Size2.00 Acres
Price / SF$83.77
Days on Market173
Property Features for 601 603 599 E Mount Vernon Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 5, Bathroom 1, Bathroom 4, Bathroom 3, Bathroom 6, Bathroom 2
View
City
Directions
Hwy 160 & Hwy 14 Nixa, East on Hwy 14 approx 1/2 mile past Main St to prop on Left
Standard status
Active
APN
Multiple
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BEG AT SECOR SWNE, N251.7 NW169.6 TO POB, W227.1 N34.8 NE374.44 S207.52 TO POB.
Tax Annual Amount
3466
Legal Description
BEG AT SECOR SWNE, N251.7 NW169.6 TO POB, W227.1 N34.8 NE374.44 S207.52 TO POB.
Utilities
Utilities
Water Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air, Electric
Amenities
4 overhead doors
Building Details
Year built
2001
Roof type
Metal
Listing Agency:
Alpha Realty MO, LLC
(417) 719-1560
Listed By:
Lex Kozlov · License #2020038400
(417) 880-2014
Added: Mar 4
Changed: Aug 18
Last Checked: Aug 24 at 6:06PM
MLS# 60316807
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 space property comprises a 1.9958-acre compound with multiple buildings and varied improvements. The package includes two houses measuring 1,696 square feet and 2,494 square feet, a 93-by-46-foot steel shop with four overhead doors, a 38-by-56-foot concrete block building, and an additional 31-by-24-foot shop. The property was built in 2001 and includes six bathrooms across the listed improvements.
Located at 601, 603, and 599 E Mount Vernon Street in Nixa, Missouri, the site is identified along Highway 14. Building systems include forced-air and natural-gas heating, central-air and electric cooling, metal roofing, and available water service. The combination of office, residential, and shop structures creates a flexible commercial compound with multiple existing building types.
Located at 601, 603, and 599 E Mount Vernon Street in Nixa, Missouri, the site is identified along Highway 14. Building systems include forced-air and natural-gas heating, central-air and electric cooling, metal roofing, and available water service. The combination of office, residential, and shop structures creates a flexible commercial compound with multiple existing building types.
Key Highlights
- 1.9958‑acre flex space compound with multiple buildings
- 93‑by‑46‑foot steel shop with four overhead doors
- Two houses measuring 1,696 and 2,494 square feet
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
$84,393
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
8.88%
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%
$1,687,860
$1.7M
Cap Rate 7%
$1,205,614
$1.2M
Cap Rate 9%
$937,700
$937.7K
Market Conditions
NOI Build-Up for 11,340 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
$125.2K $11.04/SF
− Vacancy
−$4.6K −$0.41/SF
EGI
$120.6K $10.63/SF
− OpEx
−$36.2K −$3.19/SF
NOI
$84.4K $7.44/SF
Area
Christian 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%
$1,687,860
Cap Rate 7%
$1,205,614
Cap Rate 9%
$937,700
Alternative Uses
Best Use
Retail
$1.21M
$1.05M – $1.41M
NOI $84,393 @ 7.0% cap · market cap 8.88%
Second Best
Industrial
$519.6K
$454.6K – $606.2K
NOI $36,370 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,810 @ 7.0% cap · market cap 12.61%
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
328
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 65714, MO
35,109
Population
13,459
Households
2.6
Avg Household Size
39
Median Age
37%
College-Educated
94%
High-School Grad
51.1 sq mi
ZIP Area
687
Density / Sq Mi
$82,548
Median Household Income
$46,746
Median Earnings
$985
Median Rent
$261,300
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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- The Freckled Fig — 425 N Main St, Nixa, MO 65714
Frequently Asked Questions
What type of property is this?
Flex space - Commercial compound combines office, residential, and shop buildings with metal roofing and available water service.
Where is this flex space located?
The property is located at 601 603 599 E Mount Vernon Street Nixa, MO.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 1.9958‑acre flex space compound with multiple buildings; 93‑by‑46‑foot steel shop with four overhead doors; Two houses measuring 1,696 and 2,494 square feet
