Two-Story Mixed-Use
For Sale
$330,000
602 S State Highway 47, Warrenton, MO 63383
RC-2 zoning supports live-work, professional service, boutique retail, and other selected commercial uses.
Property Size2,580 SF
Lot Size0.50 Acres
Price / SF$127.91
Days on Market34
Property Features for 602 S State Highway 47
General Information
Standard status
Active
Size
2,580 SF
Lot size
0.50 Acres
Property subtype
Commercial
Zoning
RC-2
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$1,575
Amenities
10-foot ceilings
Victorian-era millwork
pocket doors
updated kitchen
wraparound covered porch
private deck
stamped concrete patio
professional landscaping
zoned HVAC
main-floor laundry/utility
Building Details
Building Size
2,580 SF
Year Built
1910
Buildings
1
Stories
2
Listing Agency:
Main St. Real Estate
(314) 713-1463
Listed By:
Stacey Blondin · License #2017043328
(314) 713-1463
Source:
Exit2newbeginningz
Added: Jul 10
Changed: Aug 12
Last Checked: Aug 12 at 12:55PM
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 Main St. Real Estate
Investment Insights
Based on property information with market context.
Built in 1910, this 2,580-square-foot, two-story mixed-use property combines period detailing with updated systems. Interior features include 10-foot ceilings, Victorian-era millwork, pocket doors, zoned HVAC, an updated kitchen with custom cabinetry and countertops, breakfast space, and main-floor laundry and utility areas. The second level contains four large rooms and an updated bath, providing a configuration for offices, treatment rooms, or executive suites.
The property occupies a half-acre corner lot at 602 S State Highway 47 in Warrenton, Missouri, with approximately 140 feet of State Highway frontage. Exterior improvements include a wraparound covered porch, private deck, stamped concrete patio, deep backyard, professional landscaping, and a black wrought-iron perimeter fence. RC-2 zoning supports select commercial uses along with residential or hybrid live-work configurations.
The property occupies a half-acre corner lot at 602 S State Highway 47 in Warrenton, Missouri, with approximately 140 feet of State Highway frontage. Exterior improvements include a wraparound covered porch, private deck, stamped concrete patio, deep backyard, professional landscaping, and a black wrought-iron perimeter fence. RC-2 zoning supports select commercial uses along with residential or hybrid live-work configurations.
Key Highlights
- 2,580‑square‑foot mixed‑use property on a 0.5‑acre corner lot
- Approximately 140 feet of State Highway frontage
- RC‑2 zoning supports select commercial uses and live‑work configurations
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
$24,342
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
7.38%
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%
$486,840
$486.8K
Cap Rate 7%
$347,743
$347.7K
Cap Rate 9%
$270,467
$270.5K
Market Conditions
NOI Build-Up for 2,580 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
$36.2K $14.04/SF
− Vacancy
−$1.4K −$0.56/SF
EGI
$34.8K $13.48/SF
− OpEx
−$10.4K −$4.04/SF
NOI
$24.3K $9.43/SF
Area
Warren County, MO
Vacancy
4.00%
Lease Rate
$14.04 /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%
$486,840
Cap Rate 7%
$347,743
Cap Rate 9%
$270,467
Alternative Uses
Best Use
Office B
$496.8K
$434.7K – $579.6K
NOI $34,774 @ 7.0% cap · market cap 10.54%
Second Best
Mixed Use
$447.8K
$391.8K – $522.5K
NOI $31,347 @ 7.0% cap · market cap 9.50%
Theoretical Best
Office A
$638.0K
$558.3K – $744.4K
NOI $44,663 @ 7.0% cap · market cap 13.53%
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
459
Businesses Nearby
Explore this area
Business Placement
Demographics for 63383, MO
15,340
Population
6,523
Households
2.4
Avg Household Size
41
Median Age
17%
College-Educated
90%
High-School Grad
160.1 sq mi
ZIP Area
96
Density / Sq Mi
$75,833
Median Household Income
$39,152
Median Earnings
$1,021
Median Rent
$227,600
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?
Mixed-use property - RC-2 zoning supports live-work, professional service, boutique retail, and other selected commercial uses.
Where is this mixed-use property located?
The property is located at 602 S State Highway 47 Warrenton, MO.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 2,580‑square‑foot mixed‑use property on a 0.5‑acre corner lot; Approximately 140 feet of State Highway frontage; RC‑2 zoning supports select commercial uses and live‑work configurations
