Flex Space with Retail and Warehouse
For Sale
$2,040,000
685 State Highway 165, Branson, MO 65616
COMMERCIAL - Branson, MO
Property Size15,600 SF
Lot Size2.26 Acres
Price / SF$130.77
Days on Market188
Property Features for 685 State Highway 165
General Information
Property type
Commercial Sale
Property subtype
Retail
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 2, Bathroom 4, Bathroom 1
Subdivision
Coffelt Country
Lot features
Level
Directions
Hwy 76 to Hwy 165 south 1/2 mile on right
Standard status
Active
APN
18-1.0-02-004-011-003.001
Lot size
2.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Coffelt Country George Belin Place Lot 1, Amd Plat Of Coffelt Country
Tax Annual Amount
14950
Legal Description
Coffelt Country George Belin Place Lot 1, Amd Plat Of Coffelt Country
Utilities
Utilities
Water Available
Heating system
Natural Gas
Cooling system
Electric, Central Air
Building Details
Year built
2017
Roof type
Metal
Listing Agency:
Weichert, Realtors-The Griffin Company
(417) 338-4500
Listed By:
La Nora Kay · License #2022041893
(417) 331-3200
Added: Feb 12
Changed: Aug 18
Last Checked: Aug 19 at 10:06AM
MLS# 60315305
Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). 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.
Two-building flex space property offers a combined retail and warehouse/storage setup on a 2.26-acre commercial parcel. The buildings include 10,800 sf of retail space and 4,800 sf of warehouse/storage space, both constructed in 2017 with metal, maintenance-free exteriors and a metal roof. Heating is natural gas, with electric central air cooling. The site includes water available and ample concrete parking.
Located at 685 State Highway 165 in Branson, Missouri, the property sits about one-half mile south of the Branson Strip (Highway 76). The location provides strong ingress/egress for consistent traffic and excellent visibility from Historic Highway 165, with 43 parking spaces on site.
A specialty retail and accessory shop tenant occupies the property under an NNN structure and intends to liquidate and vacate mid-2026. The business is also listed for sale separately from the real estate.
Located at 685 State Highway 165 in Branson, Missouri, the property sits about one-half mile south of the Branson Strip (Highway 76). The location provides strong ingress/egress for consistent traffic and excellent visibility from Historic Highway 165, with 43 parking spaces on site.
A specialty retail and accessory shop tenant occupies the property under an NNN structure and intends to liquidate and vacate mid-2026. The business is also listed for sale separately from the real estate.
Key Highlights
- 10,800 sf retail building plus 4,800 sf warehouse/storage building
- Constructed in 2017 with metal, maintenance‑free exteriors and metal roof
- 2.26‑acre commercial parcel on Historic Highway 165 in Branson
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
$155,610
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
7.63%
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%
$3,112,200
$3.1M
Cap Rate 7%
$2,223,000
$2.2M
Cap Rate 9%
$1,729,000
$1.7M
Market Conditions
NOI Build-Up for 15,600 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
$234.0K $15.00/SF
− Vacancy
−$11.7K −$0.75/SF
EGI
$222.3K $14.25/SF
− OpEx
−$66.7K −$4.27/SF
NOI
$155.6K $9.98/SF
Area
Taney County, MO
Vacancy
5.00%
Lease Rate
$15.00 /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%
$3,112,200
Cap Rate 7%
$2,223,000
Cap Rate 9%
$1,729,000
Alternative Uses
Best Use
Retail
$2.22M
$1.95M – $2.59M
NOI $155,610 @ 7.0% cap · market cap 7.63%
Second Best
Flex RnD
$1.76M
$1.54M – $2.06M
NOI $123,530 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$3.05M
$2.67M – $3.56M
NOI $213,408 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 65616, MO
27,562
Population
16,419
Households
1.7
Avg Household Size
43
Median Age
30%
College-Educated
90%
High-School Grad
76.5 sq mi
ZIP Area
360
Density / Sq Mi
$60,253
Median Household Income
$29,892
Median Earnings
$975
Median Rent
$243,000
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?
Flex space - Two metal buildings near Historic Highway 165 provide retail and warehouse/storage space with strong parking and access.
Where is this flex space located?
The property is located at 685 State Highway 165 Branson, MO.
What is the asking price?
The asking price for this property is $2,040,000.
What are key features of this property?
This property features: 10,800 sf retail building plus 4,800 sf warehouse/storage building; Constructed in 2017 with metal, maintenance‑free exteriors and metal roof; 2.26‑acre commercial parcel on Historic Highway 165 in Branson
