Manufacturing Property with Fabrication
For Sale
$425,000
960 Highway B, Elsberry, MO 63343
Functional fabrication facility with office space, bathroom, overhead doors, and business equipment included in the sale.
Property Size1 SF
Price / SF$90.35
Days on Market426
Property Features for 960 Highway B
General Information
Standard status
Active
Size
1 SF
Property subtype
Commercial
Warehouse & Industrial
Clear Height
14 ft
Power
480 amps
Three-Phase Power
Yes
Additional Details
Business Included
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$1,907
Building Details
Building Size
1 SF
Year Built
2018
Buildings
1
Stories
1
Listing Agency:
Trophy Properties & Auction
(636) 358-3567
Listed By:
Joseph Ogden
(636) 358-3567
Source:
Century21laclede
Added: Jun 11, 2025
Changed: Aug 9
Last Checked: Aug 9 at 11:12AM
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 Trophy Properties & Auction
Investment Insights
Based on property information with market context.
Built in 2018, this manufacturing property includes a 98' x 48' insulated shop with office space and a bathroom. The building is heated and cooled, with nearly 14-foot ceilings, propane heat, 3-phase electric service rated at 480 amps, and two overhead doors measuring 12 feet and 10 feet. City water and sewer are available.
The sale includes the equipment and other contents needed to operate the existing fabrication business, excluding one toolbox. The business produces aftermarket custom accessories for Jeeps, golf carts, ATVs, and UTVs. A complete equipment list is available through the listing supplements or the agent. The property has shared driveway access, no restrictions, and is outside city limits and a flood plain.
The sale includes the equipment and other contents needed to operate the existing fabrication business, excluding one toolbox. The business produces aftermarket custom accessories for Jeeps, golf carts, ATVs, and UTVs. A complete equipment list is available through the listing supplements or the agent. The property has shared driveway access, no restrictions, and is outside city limits and a flood plain.
Key Highlights
- 98' x 48' insulated, heated, and cooled shop
- Nearly 14‑foot ceilings with 12‑foot and 10‑foot overhead doors
- 3‑phase electric service rated at 480 amps
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
$19,065
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
4.49%
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%
$381,300
$381.3K
Cap Rate 7%
$272,357
$272.4K
Cap Rate 9%
$211,833
$211.8K
Market Conditions
NOI Build-Up for 4,704 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
$28.2K $6.00/SF
− Vacancy
−$988 −$0.21/SF
EGI
$27.2K $5.79/SF
− OpEx
−$8.2K −$1.74/SF
NOI
$19.1K $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%
$381,300
Cap Rate 7%
$272,357
Cap Rate 9%
$211,833
Alternative Uses
Best Use
Industrial
$272.4K
$238.3K – $317.8K
NOI $19,065 @ 7.0% cap · market cap 4.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.16M
$1.02M – $1.36M
NOI $81,433 @ 7.0% cap · market cap 19.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
14 ft
Clear height
Turnkey business
Opportunity
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 63343, MO
4,459
Population
1,849
Households
2.4
Avg Household Size
43
Median Age
15%
College-Educated
91%
High-School Grad
111.4 sq mi
ZIP Area
40
Density / Sq Mi
$71,523
Median Household Income
$40,727
Median Earnings
$933
Median Rent
$149,300
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Functional fabrication facility with office space, bathroom, overhead doors, and business equipment included in the sale.
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 $425,000.
What are key features of this property?
This property features: 98' x 48' insulated, heated, and cooled shop; Nearly 14‑foot ceilings with 12‑foot and 10‑foot overhead doors; 3‑phase electric service rated at 480 amps
