Brick Four-Unit Multifamily
New
For Sale
$895,000
609 W Adams Street, Jackson, MO 63755
Residential Income, Jackson, MO
Property Size3,564 SF
Lot Size0.27 Acres
Price / SF$251.12
Days on Market1
Property Features for 609 W Adams Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
5
Window features
Aluminum Frames
Exterior features
Entry Steps/Stairs
Appliances
Electric Range, Refrigerator, Washer/Dryer
Subdivision
Morgan 1st Add
Lot features
City Lot
Elementary school
Orchard Drive Elem.
Middle school
Jackson Russell Hawkins Jr High
High school
Jackson Sr. High
Elementary school district
Jackson R-II
Middle school district
Jackson R-II
High school district
Jackson R-II
Directions
Main Street to South Union to West Adams
Standard status
Active
APN
14-314-00-15-00200-0000
Size
3,564 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 4&W 1/2 LOT 5BLK 3 Morgan1st Add 01/27
Tax Annual Amount
1584
Legal Description
LOT 4&W 1/2 LOT 5BLK 3 Morgan1st Add 01/27
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
coin-operated laundry
Building Details
Year built
1985
Floors in Building
2
Number of units
4
Flooring type
Laminate, Carpet, Tile - Ceramic, Linoleum
Building materials
Brick
Architectural style
Other
Listing Agency:
Premier Farm Realty Group LLC
(636) 387-8317
Listed By:
Tina McMahon · License #1999131938
(636) 387-8317
Added: Aug 30
Last Checked: Aug 30 at 8:06AM
MLS# 26055832
Copyright © 2026 Mid America Regional Information Systems, Inc. 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 multifamily offering includes four brick quadplex buildings at 609 W. Adams Street, 113 S. Union, 606 W. Adams, and 612 W. Adams in Jackson. Each building contains four units. Unit configurations include one- and two-bedroom plans with one bathroom, electric ranges, refrigerators, and washer-dryer hookups or laundry facilities. The buildings use laminate, carpet, ceramic tile, and linoleum flooring, with natural gas heating and a combination of central and window air conditioning.
The property includes five covered parking spaces associated with 113 S. Union. That building also has lower-level coin-operated laundry, while similar laundry facilities are present at 606 W. Adams and 612 W. Adams. The 609 W. Adams building includes central heat and air, and its No. 1 building received a replacement furnace and air handler in June "26. New boilers were installed at 113, 606, and 612 in January '26. The 612 W. Adams laundry equipment is one year old.
The property includes five covered parking spaces associated with 113 S. Union. That building also has lower-level coin-operated laundry, while similar laundry facilities are present at 606 W. Adams and 612 W. Adams. The 609 W. Adams building includes central heat and air, and its No. 1 building received a replacement furnace and air handler in June "26. New boilers were installed at 113, 606, and 612 in January '26. The 612 W. Adams laundry equipment is one year old.
Key Highlights
- Four brick quadplex buildings at 609 W. Adams, 113 S. Union, 606 W. Adams, and 612 W. Adams
- Each building contains four units with one- and two‑bedroom floor plans
- Five covered parking spaces are included at 113 S. Union
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
$28,506
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
3.19%
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%
$570,120
$570.1K
Cap Rate 7%
$407,229
$407.2K
Cap Rate 9%
$316,733
$316.7K
Market Conditions
NOI Build-Up for 3,564 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
$43.6K $12.24/SF
− Vacancy
−$2.9K −$0.81/SF
EGI
$40.7K $11.43/SF
− OpEx
−$12.2K −$3.43/SF
NOI
$28.5K $8.00/SF
Area
Cape Girardeau County, MO
Vacancy
6.65%
Lease Rate
$12.24 /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%
$570,120
Cap Rate 7%
$407,229
Cap Rate 9%
$316,733
Alternative Uses
Best Use
Multifamily LT 5
$407.2K
$356.3K – $475.1K
NOI $28,506 @ 7.0% cap · market cap 3.19%
Second Best
Apartment 5plus
$375.0K
$328.1K – $437.5K
NOI $26,251 @ 7.0% cap · market cap 2.93%
Theoretical Best
Office A
$1.12M
$983.8K – $1.31M
NOI $78,706 @ 7.0% cap · market cap 8.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
463
Businesses Nearby
Explore this area
Business Placement
Demographics for 63755, MO
27,496
Population
10,867
Households
2.5
Avg Household Size
39
Median Age
35%
College-Educated
95%
High-School Grad
177.1 sq mi
ZIP Area
155
Density / Sq Mi
$82,841
Median Household Income
$41,876
Median Earnings
$977
Median Rent
$233,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four brick buildings offer varied unit layouts, laundry amenities, covered parking, and a mix of central and window air conditioning.
Where is this quadplex located?
The property is located at 609 W Adams Street Jackson, MO.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Four brick quadplex buildings at 609 W. Adams, 113 S. Union, 606 W. Adams, and 612 W. Adams; Each building contains four units with one- and two‑bedroom floor plans; Five covered parking spaces are included at 113 S. Union
