Renovated NNN Retail
For Sale
$125,000
608 1st St, Glasgow, MO 65254
Commercial Sale, Glasgow, MO
Property Size1,365 SF
Lot Size0.05 Acres
Price / SF$91.58
Days on Market224
Property Features for 608 1st St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
From MO Hwy 240 and MO Hwy 5 at the Missouri River travel North to 1st Street
Standard status
Active
Size
1,365 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
543
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
ADA-compliant front entrance
Building Details
Year built
1876
Floors in Building
1
Building materials
Brick, Block, Frame
Listing Agency:
Advantage Real Estate
(660) 263-3393
Listed By:
Christy Ames · License #2008009039
(660) 833-5828
Added: Jan 9
Changed: Aug 19
Last Checked: Aug 21 at 8:06PM
MLS# 26-15
Copyright © 2026 Randolph County Board of Realtors. 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.
Built in 1876, this 1,365-square-foot commercial building is configured for retail use and has undergone extensive renovation. The property includes a new ADA-compliant front entry, roof replacement, refreshed electrical and plumbing systems, and updated heating and cooling. Brick, block, and frame construction are complemented by forced-air natural gas heat and central air conditioning.
The building is occupied by a retail boutique under a Triple Net lease through the end of 2026. The lease structure places taxes, insurance, and utilities with the tenant. Located at 608 1st St in Glasgow, Missouri, the property sits within the city’s historic commercial district and includes public water and public sewer service.
The building is occupied by a retail boutique under a Triple Net lease through the end of 2026. The lease structure places taxes, insurance, and utilities with the tenant. Located at 608 1st St in Glasgow, Missouri, the property sits within the city’s historic commercial district and includes public water and public sewer service.
Key Highlights
- 1,365 SF commercial building on 0.05 acres
- Triple Net lease with retail boutique through the end of 2026
- 1876 construction with extensive renovations
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
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
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?
NNN property - Leased retail building with updated systems and an ADA-compliant entrance.
Where is this nnn 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: 1,365 SF commercial building on 0.05 acres; Triple Net lease with retail boutique through the end of 2026; 1876 construction with extensive renovations
