Highway Frontage Mixed-Use
For Sale
$650,000
710 S Ash St, Buffalo, MO 65622
Two buildings suitable for retail, service, or warehouse businesses.
Property Size4,700 SF
Price / SF$138.30
Days on Market168
Property Features for 710 S Ash St
General Information
Standard status
Active
Size
4,700 SF
Property subtype
Retail
Building Details
Stories
1
Listing Agency:
Coldwell Banker Lake Country
Listed By:
Linda Eldridge · License #2004035300
(573) 346-3333
Source:
Commercialcafe
Added: Mar 26
Changed: Sep 8
Last Checked: Sep 9 at 6:14AM
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 Coldwell Banker Lake Country
Investment Insights
Based on property information with market context.
Located in Buffalo, Missouri, this property features two buildings suitable for various business purposes. The property benefits from high visibility with 130 feet of highway frontage on US 65, near the junction of 65 and 32. The main building offers 3,850 square feet and has been used for service businesses, a laundromat, and retail operations. It includes an office, three large overhead doors, and one bathroom. A back room was previously utilized as a machine shop. The second building provides 4,700 square feet and is suitable for use as a warehouse, featuring one bathroom. Both buildings have concrete flooring and are connected to city water and sewer services. The location benefits from a MoDot traffic count of over 15,000 cars per day.
Key Highlights
- High Visibility: 130 feet of highway frontage on US 65.
- High Traffic: MoDot traffic count of 15,000+ cars per day.
- Large Main Building: 3,850 SF suitable for service, laundromat, or retail businesses.
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
$37,243
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
5.73%
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%
$744,860
$744.9K
Cap Rate 7%
$532,043
$532.0K
Cap Rate 9%
$413,811
$413.8K
Market Conditions
NOI Build-Up for 4,700 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
$51.9K $11.04/SF
− Vacancy
−$2.2K −$0.47/SF
EGI
$49.7K $10.57/SF
− OpEx
−$12.4K −$2.64/SF
NOI
$37.2K $7.92/SF
Area
Dallas County, MO
Vacancy
4.30%
Lease Rate
$11.04 /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%
$744,860
Cap Rate 7%
$532,043
Cap Rate 9%
$413,811
Alternative Uses
Best Use
Office B
$532.0K
$465.5K – $620.7K
NOI $37,243 @ 7.0% cap · market cap 5.73%
Second Best
Mixed Use
$502.3K
$439.5K – $586.0K
NOI $35,162 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$709.4K
$620.7K – $827.6K
NOI $49,657 @ 7.0% cap · market cap 7.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
419
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two buildings suitable for retail, service, or warehouse businesses.
Where is this mixed-use property located?
The property is located at 710 S Ash St 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: High Visibility: 130 feet of highway frontage on US 65.; High Traffic: MoDot traffic count of 15,000+ cars per day.; Large Main Building: 3,850 SF suitable for service, laundromat, or retail businesses.
