Two-Story Flex
For Sale
$525,000
95 Independence Drive, Union, MO 63084
Commercial Sale, Union, MO
Property Size3,840 SF
Lot Size1.00 Acre
Price / SF$136.72
Days on Market93
Property Features for 95 Independence Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Hwy 44 to Hwy 50 to right on Hwy 47 to left on Independence. From Washington Hwy 100 to South on Hwwy 47 to right on Independence
Subdivision
362 - Union R-11
Standard status
Active
APN
17-6-230-0-099-035200
Size
3,840 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2023
Tax Description
NW corner Hwy 47 and Independence
Tax Annual Amount
5530
Legal Description
NW corner Hwy 47 and Independence
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2019
Floors in Building
2
Building materials
Metal Siding
Roof type
Flat, Metal
Listing Agency:
RE/MAX Results · RE/MAX International
(636) 239-3003
Listed By:
Janie Schriewer · License #1999117614
(314) 781-7777
Added: Jun 22
Changed: Sep 11
Last Checked: Sep 22 at 12:06PM
MLS# 25002547
Copyright © 2026 Mid America Regional Information Systems, Inc. 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 3,840-square-foot flex property, built in 2019, offers two floors of open space that can be configured for a range of commercial functions. Multiple entrances serve each level, while metal siding and a metal flat roof provide durable exterior construction. The property includes electric forced-air heat and central air conditioning.
Set along Highway 47 at a signalized intersection, the site records traffic of more than 20,000 vehicles per day and lies between Washington and Union. The one-acre property provides 11 parking spaces, with the source information noting that additional parking and a drive-thru may be possible. Public water, public sewer, and water availability support the existing commercial setting at 95 Independence Drive in Union, Missouri.
Set along Highway 47 at a signalized intersection, the site records traffic of more than 20,000 vehicles per day and lies between Washington and Union. The one-acre property provides 11 parking spaces, with the source information noting that additional parking and a drive-thru may be possible. Public water, public sewer, and water availability support the existing commercial setting at 95 Independence Drive in Union, Missouri.
Key Highlights
- 3,840 square feet on a 1‑acre site
- Two floors with open, configurable commercial space
- Highway 47 signalized intersection with over 20,000 vehicles 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
$36,154
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
6.89%
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%
$723,080
$723.1K
Cap Rate 7%
$516,486
$516.5K
Cap Rate 9%
$401,711
$401.7K
Market Conditions
NOI Build-Up for 3,840 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
$53.9K $14.04/SF
− Vacancy
−$2.3K −$0.59/SF
EGI
$51.6K $13.45/SF
− OpEx
−$15.5K −$4.04/SF
NOI
$36.2K $9.42/SF
Area
Franklin County, MO
Vacancy
4.20%
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%
$723,080
Cap Rate 7%
$516,486
Cap Rate 9%
$401,711
Alternative Uses
Best Use
Office B
$739.4K
$647.0K – $862.6K
NOI $51,757 @ 7.0% cap · market cap 9.86%
Second Best
Retail
$516.5K
$451.9K – $602.6K
NOI $36,154 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$1.13M
$989.2K – $1.32M
NOI $79,135 @ 7.0% cap · market cap 15.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
20,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63084, MO
19,500
Population
8,511
Households
2.3
Avg Household Size
38
Median Age
21%
College-Educated
90%
High-School Grad
76.3 sq mi
ZIP Area
256
Density / Sq Mi
$72,332
Median Household Income
$42,327
Median Earnings
$852
Median Rent
$221,800
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Open commercial layout with multiple entrances, public water and sewer, and central heating and cooling.
Where is this flex space located?
The property is located at 95 Independence Drive Union, MO.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 3,840 square feet on a 1‑acre site; Two floors with open, configurable commercial space; Highway 47 signalized intersection with over 20,000 vehicles per day
