Mixed-Use Property with Commercial
For Sale
$633,000
615 W Benton St, Buffalo, MO 65622
Combined residential and commercial improvements support living, workshop, storage, and home-based business uses.
Property Size4,800 SF
Price / SF$84.63
Days on Market25
Property Features for 615 W Benton St
General Information
Standard status
Active
Size
4,800 SF
Property subtype
Commercial
Zoning
Commercial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Warehouse & Industrial
Mezzanine
1,200 SF
Power
200 amps
Voltage
220 V
Additional Details
Land Use
commercial, residential
Amenities
covered front porch
deck
fencing
sliding rear entry gate
fruit and berry plantings
garden space
frost-free outdoor hydrants
concrete pads
gravel parking areas
dirt track
office
showroom
loft storage
two bathrooms
Building Details
Year Built
1901
Buildings
1
Building Size
4,800 SF
Listing Agency:
Murney Associates - Nixa
(417) 830-0586
Listed By:
Aaron P Zahner · License #2001030075
Source:
Trilakeshomesearch
Added: Aug 4
Changed: Aug 28
Last Checked: Aug 28 at 6:21AM
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 Murney Associates - Nixa
Investment Insights
Based on property information with market context.
This mixed-use property combines a residential home with a commercial-zoned shop and five total lots. The home contains approximately 3,880 finished square feet, five bedrooms, 2.5 bathrooms, and two living areas. A newer addition includes a second living room, modern kitchen, half bath, and upper-level master suite. Exterior features include a covered porch, large deck, steel roof, updated siding, argon-filled windows, fencing, garden space, fruit and berry plantings, and multiple frost-free hydrants.
The 40'x60' shop provides 3,600 square feet, plus a 40'x60' loft with 1,200 square feet of storage. Improvements include concrete floors, interior drains, two overhead doors, office and showroom areas, two bathrooms, LED lighting, portable gas heat, 220V A/C, and separate 200-amp electrical service. The property also includes three additional residential lots, a lot with a built dirt track, concrete pads, and gravel parking areas.
Located at the end of two dead-end streets in Buffalo, Missouri, the property is two blocks from Walmart and near a city park.
The 40'x60' shop provides 3,600 square feet, plus a 40'x60' loft with 1,200 square feet of storage. Improvements include concrete floors, interior drains, two overhead doors, office and showroom areas, two bathrooms, LED lighting, portable gas heat, 220V A/C, and separate 200-amp electrical service. The property also includes three additional residential lots, a lot with a built dirt track, concrete pads, and gravel parking areas.
Located at the end of two dead-end streets in Buffalo, Missouri, the property is two blocks from Walmart and near a city park.
Key Highlights
- 40'x60' commercial‑zoned shop with 3,600 sq ft and a 40'x60' loft totaling 1,200 sq ft
- Shop includes concrete floors, interior drains, two overhead doors, office, showroom, and two bathrooms
- Separate 200‑amp electrical service, LED lighting, portable gas heat, and 220V A/C
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
$55,960
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
8.84%
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%
$1,119,200
$1.1M
Cap Rate 7%
$799,429
$799.4K
Cap Rate 9%
$621,778
$621.8K
Market Conditions
NOI Build-Up for 7,480 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
$94.2K $12.60/SF
− Vacancy
−$4.7K −$0.63/SF
EGI
$89.5K $11.97/SF
− OpEx
−$33.6K −$4.49/SF
NOI
$56.0K $7.48/SF
Area
Dallas County, MO
Vacancy
5.00%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,119,200
Cap Rate 7%
$799,429
Cap Rate 9%
$621,778
Alternative Uses
Best Use
Mixed Use
$799.4K
$699.5K – $932.7K
NOI $55,960 @ 7.0% cap · market cap 8.84%
Second Best
Warehouse
$416.2K
$364.1K – $485.5K
NOI $29,131 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$1.13M
$987.9K – $1.32M
NOI $79,028 @ 7.0% cap · market cap 12.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
378
Businesses Nearby
Explore this area
Business Placement
Demographics for 65622, MO
8,461
Population
3,517
Households
2.4
Avg Household Size
42
Median Age
19%
College-Educated
91%
High-School Grad
151.4 sq mi
ZIP Area
56
Density / Sq Mi
$44,231
Median Household Income
$38,426
Median Earnings
$659
Median Rent
$143,200
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combined residential and commercial improvements support living, workshop, storage, and home-based business uses.
Where is this mixed-use property located?
The property is located at 615 W Benton St Buffalo, MO.
What is the asking price?
The asking price for this property is $633,000.
What are key features of this property?
This property features: 40'x60' commercial‑zoned shop with 3,600 sq ft and a 40'x60' loft totaling 1,200 sq ft; Shop includes concrete floors, interior drains, two overhead doors, office, showroom, and two bathrooms; Separate 200‑amp electrical service, LED lighting, portable gas heat, and 220V A/C
