Retail Space with Central
For Sale
$850,000
812 S Rangeline Road, Joplin, MO 64801
COMMERCIAL - Joplin, MO
Property Size3,412 SF
Lot Size0.78 Acres
Price / SF$249.12
Days on Market86
Property Features for 812 S Rangeline Road
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Partial
Directions
From 7th and Rangeline, South on Rangeline to building on West side.
Subdivision
01 - Joplin City - NW
Standard status
Active
APN
19101210009016000
Size
3,412 SF
Lot size
0.78 Acres
Taxes and HOA fees
Tax Annual Amount
8547
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Flooring type
Ceramic
Roof type
Built-Up, Metal
Listing Agency:
KELLER WILLIAMS REALTY ELEVATE
(417) 623-9900
Listed By:
Tim Goostree Team · License #1999098900
(417) 437-5347
Added: May 29
Changed: Aug 4
Last Checked: Aug 22 at 11:06AM
MLS# 262922
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.
Retail space at 812 S Rangeline Road offers 3,412 SF of indoor area and a 0.78-acre lot. Interior finishes include ceramic flooring. The building is equipped with central heating and central air cooling, and the roof system is listed as built-up with metal roofing. Fencing on the property is described as partial.
Public remarks cite the site as part of a retail corridor with average daily traffic of 20,000 to 40,000 vehicles per day per MODOT. The combination of the on-site lot area and the stated corridor traffic is intended to support visibility and accessibility for retail use.
For tenants and buyers evaluating retail requirements, the property’s configuration includes the primary retail space along with established mechanical systems and finishes, with exterior boundaries partially fenced to support day-to-day site operations.
Public remarks cite the site as part of a retail corridor with average daily traffic of 20,000 to 40,000 vehicles per day per MODOT. The combination of the on-site lot area and the stated corridor traffic is intended to support visibility and accessibility for retail use.
For tenants and buyers evaluating retail requirements, the property’s configuration includes the primary retail space along with established mechanical systems and finishes, with exterior boundaries partially fenced to support day-to-day site operations.
Key Highlights
- 0.78‑acre lot
- 3,412 SF retail space
- Central heating and central air cooling
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
$32,192
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
3.79%
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%
$643,840
$643.8K
Cap Rate 7%
$459,886
$459.9K
Cap Rate 9%
$357,689
$357.7K
Market Conditions
NOI Build-Up for 3,412 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
$47.9K $14.04/SF
− Vacancy
−$1.9K −$0.56/SF
EGI
$46.0K $13.48/SF
− OpEx
−$13.8K −$4.04/SF
NOI
$32.2K $9.43/SF
Area
Jasper County, MO
Vacancy
4.00%
Lease Rate
$14.04 /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%
$643,840
Cap Rate 7%
$459,886
Cap Rate 9%
$357,689
Alternative Uses
Best Use
Retail
$459.9K
$402.4K – $536.5K
NOI $32,192 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$900.8K – $1.20M
NOI $72,061 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
548
Businesses Nearby
646k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 32%
Dining 28%
Superstores 19%
Apparel 13%
Target
Superstores
95,206 visits/mo
0.4 miles
Hobby Lobby
Shops & Services
65,524 visits/mo
0.4 miles
Raising Cane's Chicken Fingers
Dining
42,873 visits/mo
0.2 miles
Ross Dress for Less
Apparel
42,437 visits/mo
0.4 miles
McDonald's
Dining
28,554 visits/mo
0.1 miles
Demographics for 64801, MO
35,234
Population
17,460
Households
2
Avg Household Size
37
Median Age
26%
College-Educated
90%
High-School Grad
57.5 sq mi
ZIP Area
613
Density / Sq Mi
$51,360
Median Household Income
$31,103
Median Earnings
$884
Median Rent
$176,100
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?
Retail space - Retail space with ceramic tile flooring and central HVAC on a MODOT-identified corridor with 20,000 to 40,000 ADT.
Where is this retail space located?
The property is located at 812 S Rangeline Road Joplin, MO.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 0.78‑acre lot; 3,412 SF retail space; Central heating and central air cooling
