Investment Property with Government
For Sale
Contact for pricing
5571 Gretna Rd, Branson, MO 65616
Two-story office building with long-term government tenant.
Property Size39,450 SF
Price / SF$182.51
Days on Market1164
Property Features for 5571 Gretna Rd
General Information
Standard status
Active
Size
39,450 SF
Class
A
Property subtype
Office
Occupancy
100%
Lease Type
Modified Gross
Net Operating Income
$566,232
Building Details
Year Built
2007
Year Renovated
2009
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Windermere Real Estate / Skagit Valley
Listed By:
Balisa Koetje · License #WA
Source:
Crexi
Added: Jun 15, 2023
Changed: Aug 8
Last Checked: Aug 20 at 2:16PM
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 Windermere Real Estate / Skagit Valley
Investment Insights
Based on property information with market context.
This two-story commercial property is currently for sale and features a level entry on each floor. The anchor tenant is the United States Department of Veterans Affairs - Medical Clinic, which has four years remaining on a 10-year lease with an option for an additional 10 years. The property offers a total size of 39450 square feet. Five of the seven executive offices are currently leased. The seller is willing to lease the two vacant offices upon closing, or provide a 2-year guarantee.
Key Highlights
- Anchor Tenant: United States Department of Veterans Affairs - Medical Clinic
- Existing Long‑Term Lease with Anchor Tenant (4 years remaining + 10‑year option)
- High Occupancy Rate (Five of Seven Executive Offices Leased)
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
$408,308
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
5.67%
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%
$8,166,160
$8.2M
Cap Rate 7%
$5,832,971
$5.8M
Cap Rate 9%
$4,536,756
$4.5M
Market Conditions
NOI Build-Up for 39,450 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
$591.8K $15.00/SF
− Vacancy
−$47.3K −$1.20/SF
EGI
$544.4K $13.80/SF
− OpEx
−$136.1K −$3.45/SF
NOI
$408.3K $10.35/SF
Area
Taney County, MO
Vacancy
8.00%
Lease Rate
$15.00 /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%
$8,166,160
Cap Rate 7%
$5,832,971
Cap Rate 9%
$4,536,756
Alternative Uses
Best Use
Office B
$5.83M
$5.10M – $6.81M
NOI $408,308 @ 7.0% cap · market cap 5.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.71M
$6.75M – $8.99M
NOI $539,676 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-story office building with long-term government tenant.
Where is this office building located?
The property is located at 5571 Gretna Rd Branson, MO.
What is the asking price?
The asking price for this property is $7,200,000.
What are key features of this property?
This property features: Anchor Tenant: United States Department of Veterans Affairs - Medical Clinic; Existing Long‑Term Lease with Anchor Tenant (4 years remaining + 10‑year option); High Occupancy Rate (Five of Seven Executive Offices Leased)
