Renovated Storefront with NNN
For Sale
$125,000
608 1st St, Glasgow, MO 65254
Fully renovated commercial space with an ADA-accessible entrance and an in-place retail tenancy.
Property Size1,365 SF
Days on Market214
Property Features for 608 1st St
General Information
Standard status
Active
Size
1,365 SF
Property subtype
Commercial
Zoning
Commercial, Commercial
Taxes and HOA fees
Annual Taxes
$542
Building Details
Building Size
1,365 SF
Stories
1
Tenancy
Single
Listing Agency:
Advantage Real Estate
(660) 833-5828
Listed By:
Christy Ames · License #2008009039
(660) 833-5828
Source:
Rgmongler
Added: Jan 9
Changed: Aug 8
Last Checked: Aug 10 at 12:06PM
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 Advantage Real Estate
Investment Insights
Based on property information with market context.
This storefront property in Glasgow, Missouri has undergone a full renovation, including a new metal roof, electrical system, plumbing, and heating and cooling equipment. An ADA front entrance adds accessible access to the building, which is positioned within the city’s main commercial area.
The property is leased to a retail boutique through the end of 2026 under a triple net lease. The tenant is responsible for taxes, insurance, and utilities. Located at 608 1st St along the Missouri River, the building combines a renovated physical plant with an existing retail occupancy.
The property is leased to a retail boutique through the end of 2026 under a triple net lease. The tenant is responsible for taxes, insurance, and utilities. Located at 608 1st St along the Missouri River, the building combines a renovated physical plant with an existing retail occupancy.
Key Highlights
- Fully renovated storefront at 608 1st St, Glasgow, MO 65254
- Retail boutique lease in place through the end of 2026
- Triple net lease with tenant‑paid taxes, insurance, and utilities
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
$5,189
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
4.15%
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%
$103,780
$103.8K
Cap Rate 7%
$74,129
$74.1K
Cap Rate 9%
$57,656
$57.7K
Market Conditions
NOI Build-Up for 1,365 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
$7.5K $5.52/SF
− Vacancy
−$122 −$0.09/SF
EGI
$7.4K $5.43/SF
− OpEx
−$2.2K −$1.63/SF
NOI
$5.2K $3.80/SF
Area
Howard County, MO
Vacancy
1.62%
Lease Rate
$5.52 /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%
$103,780
Cap Rate 7%
$74,129
Cap Rate 9%
$57,656
Alternative Uses
Best Use
Retail
$74.1K
$64.9K – $86.5K
NOI $5,189 @ 7.0% cap · market cap 4.15%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$211.6K
$185.2K – $246.9K
NOI $14,814 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
133
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 65254, MO
1,778
Population
925
Households
1.9
Avg Household Size
43
Median Age
27%
College-Educated
92%
High-School Grad
103.9 sq mi
ZIP Area
17
Density / Sq Mi
$61,818
Median Household Income
$41,275
Median Earnings
$661
Median Rent
$139,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Fully renovated commercial space with an ADA-accessible entrance and an in-place retail tenancy.
Where is this storefront property located?
The property is located at 608 1st St Glasgow, MO.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: Fully renovated storefront at 608 1st St, Glasgow, MO 65254; Retail boutique lease in place through the end of 2026; Triple net lease with tenant‑paid taxes, insurance, and utilities
