Commercial Land Development
For Sale
$350,000
705-709 S Madison Street, Webb City, MO 64870
COMMERCIAL - Webb City, MO
Property Size3,124 SF
Lot Size0.46 Acres
Price / SF$112.04
Days on Market396
Property Features for 705-709 S Madison Street
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Directions
From Madison and MacArthur, south on Madison to homes on east side of street. Two homes directly south of Pho 4 Ever restaurant.
Subdivision
08 - Webb City Area
Standard status
Active
APN
15401920021004000
Size
3,124 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Annual Amount
788
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Flooring type
Vinyl, Carpet
Roof type
Composition
Listing Agency:
GLENN GIBSON COMMERCIAL REAL ESTATE
(417) 825-8213
Listed By:
Luke Gibson · License #2015033987
(417) 359-6868
Added: Jul 7, 2025
Changed: Aug 4
Last Checked: Aug 6 at 11:06AM
MLS# 253799
Copyright © 2026 Ozark Gateway Association 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.
This commercial land parcel offers a development site in a growing area of Webb City. The property includes a 0.46-acre lot and an associated property size of 3,124 SF.
The site is located at 705-709 S Madison Street in Jasper County, Missouri, on Madison Street and is surrounded by quick-serve retail, supporting use by a restaurant operator looking for strong neighborhood convenience and visibility.
With the property value primarily tied to the land, it presents a straightforward option for buyers seeking a Madison Street development opportunity in Webb City.
The site is located at 705-709 S Madison Street in Jasper County, Missouri, on Madison Street and is surrounded by quick-serve retail, supporting use by a restaurant operator looking for strong neighborhood convenience and visibility.
With the property value primarily tied to the land, it presents a straightforward option for buyers seeking a Madison Street development opportunity in Webb City.
Key Highlights
- 0.46‑acre commercial land parcel
- 3,124 SF property size
- Address: 705‑709 S Madison Street, Webb City, MO 64870
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
$31,580
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
9.02%
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%
$631,600
$631.6K
Cap Rate 7%
$451,143
$451.1K
Cap Rate 9%
$350,889
$350.9K
Market Conditions
NOI Build-Up for 3,124 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
$43.9K $14.04/SF
− Vacancy
−$1.8K −$0.56/SF
EGI
$42.1K $13.48/SF
− OpEx
−$10.5K −$3.37/SF
NOI
$31.6K $10.11/SF
Area
Jasper County, MO
Vacancy
4.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
25.00%
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%
$631,600
Cap Rate 7%
$451,143
Cap Rate 9%
$350,889
Alternative Uses
Best Use
Specialty Retail
$451.1K
$394.8K – $526.3K
NOI $31,580 @ 7.0% cap · market cap 9.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$942.6K
$824.7K – $1.10M
NOI $65,979 @ 7.0% cap · market cap 18.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
375
Businesses Nearby
120k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 74%
Shops & Services 26%
McDonald's
Dining
32,884 visits/mo
0.2 miles
Culver's
Dining
21,797 visits/mo
0.2 miles
Dollar Tree
Shops & Services
15,150 visits/mo
0.3 miles
Whataburger
Dining
13,985 visits/mo
0.4 miles
Popeyes Louisiana Kitchen
Dining
8,817 visits/mo
0.5 miles
Demographics for 64870, MO
16,566
Population
6,796
Households
2.4
Avg Household Size
35
Median Age
30%
College-Educated
92%
High-School Grad
33.6 sq mi
ZIP Area
493
Density / Sq Mi
$64,619
Median Household Income
$39,267
Median Earnings
$942
Median Rent
$166,000
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?
Commercial land - Development land parcel in Webb City on S Madison Street, surrounded by quick-serve retail.
Where is this commercial land located?
The property is located at 705-709 S Madison Street Webb City, MO.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 0.46‑acre commercial land parcel; 3,124 SF property size; Address: 705‑709 S Madison Street, Webb City, MO 64870
