Listing Agency: Trophy Properties & Auction Show Phone

Listed By: Joe Ogden · License #2010006382 Show Phone

Source: Moodyscre

Added: Aug 11, 2025 Changed: Aug 13 Last Checked: Aug 23 at 11:51AM

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Investment Insights

Based on property information with market context.

This is an established turn-key business opportunity featuring a PBR products fabrication shop. The sale includes all equipment and tools. The shop space measures 98x48 and is insulated, heated, and cooled. It also includes office space and a bathroom. The shop has a 12' overhead door and approximately 14' ceilings. It is equipped with 3-phase electric (480 amp). City water and sewer are available. The property offers immediate return on investment. The building size is 4,224 square feet.

Key Highlights

• Established Turn‑Key PBR Products Fabrication Shop
• Sale Includes All Equipment & Tools
• 98x48 Shop - Insulated, Heated & Cooled

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

$17,120

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

3.60%

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%

$342,400 $342.4K

Cap Rate 7%

$244,571 $244.6K

Cap Rate 9%

$190,222 $190.2K

Market Conditions

NOI Build-Up for 4,224 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

$25.3K $6.00/SF

− Vacancy

−$887 −$0.21/SF

EGI

$24.5K $5.79/SF

− OpEx

−$7.3K −$1.74/SF

NOI

$17.1K $4.05/SF

Area

Lincoln County, MO

Vacancy

3.50%

Lease Rate

$6.00 /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%

$342,400

Cap Rate 7%

$244,571

Cap Rate 9%

$190,222

Alternative Uses

Best Use

Industrial

$244.6K

$214.0K – $285.3K (±1% cap)

NOI $17,120 @ 7.0% cap · market cap 3.60%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.04M

$914.0K – $1.22M (±1% cap)

NOI $73,123 @ 7.0% cap · market cap 15.39%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Manufacturing properties

Location Intelligence

Trade Area within ½ mile

3

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Industrial in Midwest region

4.4% 2019

4.9% 2020

3.6% 2021

3.1% 2022

4.6% 2023

5% 2024

4.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Manufacturing property - Established fabrication shop with equipment, office, and shop space.

Where is this manufacturing property located?

The property is located at 960 Highway B Elsberry, MO.

What is the asking price?

The asking price for this property is $475,000.

What are key features of this property?

This property features: Established Turn‑Key PBR Products Fabrication Shop; Sale Includes All Equipment & Tools; 98x48 Shop - **Insulated, Heated & Cooled**