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    Prime Commercial Lot in West Plains Title is generated by Realmo AI

    Bill Virdon Boulevard, West Plains, MO 65775

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    Claim this Listing
    For Sale
    $79,000

    COMMERCIAL - West Plains, MO

    Lot size:
    1.00 Acre
    Added:
    Sep 6, 2022
    Days on Market:
    1346
    Last Refresh:
    May 13 at 11:06 am

    Property Features for Bill Virdon Boulevard

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    15802700200101000000
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2021
    Tax Description
    PT LT 9 & PT LT 5 SECOND SUB

    Utilities

    Utilities
    Water Available

    We can help!

    Listing Contact
    James McFarland

    Listing agent James McFarland

    Listing office United Country Missouri Ozarks Realty Inc. MO

    Listing date Sep 6, 2022

    MLS# 60227293 Listing URL

    Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime 1‑acre lot at the HIGH‑TRAFFIC intersection of Highway 63 and Bill Virdon, ideal for retail, office, or medical development.
    • Located in West Plains, a growing city with a strong economy.
    • High demand for retail/office space in West Plains, the shopping and entertainment hub for a large regional population (40,000+).
    • Convenient access to Wal‑Mart and the busy downtown area.
    • Utilities available, including water.
    • Central Ozarks location offering proximity to outdoor attractions.

    Overview

    This 1 acre lot is conveniently located on the south side of West Plains at the intersection of Highway 63 and Bill Virdon Boulevard. This intersection experiences high traffic volume, serving as a common route to both Wal-Mart and the downtown area. The property presents multiple possibilities, including retail space, an office building, or a medical facility. West Plains is a growing area with strong economics and steady growth. Ozarks Health Care recently completed a $70 million expansion. The city also hosts a branch of Missouri State University and several manufacturing plants. There is a need for retail and office space in West Plains, which serves as the shopping and entertainment hub of Howell County and several surrounding counties. The area offers a large Farmer's Market and various specialized stores. The West Plains Civic Center hosts concerts and activities, along with local small stage theaters. The property's location in the Ozarks provides access to Bull Shoals and Norfork Lakes, the North Fork of the White River, the Little Piney, Jack's Fork, and the Eleven Point. Mark Twain National Forest, Taum Sauk, and Grand Gulf Parks are also nearby.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    West Plains
    County
    Howell
    State
    Missouri
    Longitude
    -91.83518
    Latitude
    36.723664

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    FAQs

    What type of property is this?
    Commercial land - 1 acre lot suitable for retail, office, or medical facility.
    Where is this commercial land located?
    The property is located at Bill Virdon Boulevard West Plains, MO.
    What is the asking price?
    The asking price for this property is $79,000.
    What are key features of this property?
    This property features: Prime 1‑acre lot at the HIGH‑TRAFFIC intersection of Highway 63 and Bill Virdon, ideal for retail, office, or medical development.; Located in West Plains, a growing city with a strong economy.; High demand for retail/office space in West Plains, the shopping and entertainment hub for a large regional population (40,000+).
    (417) 274-3176
    We can help!
    Listing Contact
    James McFarland
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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