Highway-Frontage Flex
For Sale
$650,000
710 S Ash Street, Buffalo, MO 65622
CommercialSale, Buffalo, MO
Property Size3,850 SF
Lot Size0.65 Acres
Price / SF$168.83
Days on Market116
Property Features for 710 S Ash Street
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Level
Directions
Hwy 65 just south of junction 65-32 in Buffalo on left. If coming from 73 Hwy, turn left on 65 and just past the stop light on left.
Subdivision
O-S
Standard status
Active
APN
097026003005011000
Size
3,850 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG 387 2.3' S SURVEY ROCK SW CDR SERVICE STATION, S 130, E 220', N 120, W 220. S26-T34-R20, Dallas County
Tax Annual Amount
1319
Legal Description
BEG 387 2.3' S SURVEY ROCK SW CDR SERVICE STATION, S 130, E 220', N 120, W 220. S26-T34-R20, Dallas County
Utilities
Utilities
Propane
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Number of units
2
Building materials
Block, MetalSiding
Roof type
Metal
Listing Agency:
Coldwell Banker Lake Country
(573) 346-3333
Listed By:
Linda Eldridge · License #2004035300
(573) 346-3333
Added: Apr 28
Changed: Aug 19
Last Checked: Aug 21 at 12:06AM
MLS# 3586968
Copyright © 2026 Bagnell Dam 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 3,850-square-foot flex property includes an office, three large overhead doors, one bathroom, and a rear room formerly used as a machine shop. The building has concrete flooring, block and metal-siding construction, a metal roof, forced-air heating, and natural gas service. Public water and public sewer serve the property, with propane also listed among the utilities.
The 0.65-acre site offers 130 feet of frontage along US 65 in Buffalo, near the US 65 and Route 32 junction. MoDOT reports traffic of more than 15,000 cars per day. Previous uses have included a service business, laundromat, retail operation, and machine shop, providing a documented range of commercial configurations for the space.
The 0.65-acre site offers 130 feet of frontage along US 65 in Buffalo, near the US 65 and Route 32 junction. MoDOT reports traffic of more than 15,000 cars per day. Previous uses have included a service business, laundromat, retail operation, and machine shop, providing a documented range of commercial configurations for the space.
Key Highlights
- 3,850 square feet on a 0.65‑acre site
- 130 feet of frontage on US 65
- MoDOT traffic count of 15,000+ cars per day
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
$28,652
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
4.41%
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%
$573,040
$573.0K
Cap Rate 7%
$409,314
$409.3K
Cap Rate 9%
$318,356
$318.4K
Market Conditions
NOI Build-Up for 3,850 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
$42.5K $11.04/SF
− Vacancy
−$1.6K −$0.41/SF
EGI
$40.9K $10.63/SF
− OpEx
−$12.3K −$3.19/SF
NOI
$28.7K $7.44/SF
Area
Dallas County, MO
Vacancy
3.70%
Lease Rate
$11.04 /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%
$573,040
Cap Rate 7%
$409,314
Cap Rate 9%
$318,356
Alternative Uses
Best Use
Retail
$409.3K
$358.2K – $477.5K
NOI $28,652 @ 7.0% cap · market cap 4.41%
Second Best
Industrial
$176.4K
$154.4K – $205.8K
NOI $12,348 @ 7.0% cap · market cap 1.90%
Theoretical Best
Office A
$581.1K
$508.5K – $677.9K
NOI $40,676 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
419
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Block-and-metal building with office space, three overhead doors, concrete floors, and adaptable service, retail, or shop areas.
Where is this flex space located?
The property is located at 710 S Ash Street Buffalo, MO.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 3,850 square feet on a 0.65‑acre site; 130 feet of frontage on US 65; MoDOT traffic count of 15,000+ cars per day
