Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Prime Commercial Land Opportunity Title is generated by Realmo AI

    TBD-B E Highway 86, Neosho, MO 64850

    View on Map
    Claim this Listing
    For Sale
    $270,000

    COMMERCIAL - Neosho, MO

    Lot size:
    1.00 Acre
    Added:
    Nov 1, 2025
    Days on Market:
    214
    Last Refresh:
    Jun 2 at 12:06 pm

    Property Features for TBD-B E Highway 86

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    16-5.0-16-000-000-013.000
    Lot size
    1.00 Acre

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Jennifer Henson
    Jennifer Henson

    Listing agent Jennifer Henson License #2019013925

    Listing office Fox and Riley Real Estate 125 S Washington Street, St. Charles, MO

    Listing date Nov 1, 2025

    MLS# 256189 Listing URL

    Copyright © 2026 Ozark Gateway Association of Realtors. 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 commercial location with excellent corner lot visibility at a major intersection near I‑49 & Hwy 86.
    • High traffic volume, ideal for retail, service, or logistics businesses.
    • Easy access to I‑44 and surrounding regional transportation routes.
    • Located in a rapidly growing commercial corridor surrounded by major developments (Love's, Ozark Utility, etc.).
    • Seller will provide access to a shared well.
    • Situated just outside city limits, providing flexibility.

    Overview

    This 1.43+/- acre commercial land parcel offers visibility and access suitable for commercial development. A survey is on file, and the seller will provide access to a shared well. Located minutes from Interstate 44 and just outside city limits, the site provides flexibility in a growing commercial corridor. The property features excellent corner lot visibility at a major intersection with high traffic volume, making it suitable for retail, service, or logistics businesses. It also provides easy access to I-44 and surrounding regional transportation routes. The property is surrounded by major commercial developments, including Love's Travel Stop, Ozark Utility, Branco, New Mac Electric, Signature Granite, and CEI Trucking, with more under construction. This property is positioned at the heart of a fast-developing business hub, making it an investment opportunity for entrepreneurs, developers, or businesses seeking a prominent location.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Neosho
    County
    Newton
    State
    Missouri
    Longitude
    -94.433756
    Latitude
    36.880857

    Nearby Similar for Sale

    • $1,095,000
      4,814 SF

      High-Visibility Commercial Building with Drive-Thru

      Commercial building with drive-thru on 1.17 acres in Neosho.
      925 & 929 S Neosho Boulevard, Neosho, MO 64850
      View Details
    • $1,095,000
      4,814 SF

      Versatile Commercial Building in Neosho

      Adaptable commercial space with high visibility and development potential.
      925 & 929 S Neosho Boulevard, Neosho, MO 64850
      View Details
    • $280,000
      3,360 SF

      Highway Accessible Commercial Building

      3,360 sq ft commercial building near I-49 and highways.
      12619 Nettle Drive, Neosho, MO 64850
      View Details
    • $350,000
      3,708 SF

      Neosho Commercial Property For Sale

      Commercial property in Neosho, Missouri, previously used as a church.
      307 E Main Street, Neosho, MO 64850
      View Details
    • $150,000
      1,221 SF

      Prime Commercial Building in Neosho

      Well-designed commercial building in a high-convenience Neosho location.
      115 E Hickory Street, Neosho, MO 64850
      View Details
    • $269,500
      1,950 SF

      Established Floral & Gift Shop

      Profitable floral and gift shop in Neosho, Missouri for sale.
      115 N College Street, Neosho, MO 64850
      View Details
    • $495,000
      2,400 SF

      Versatile 20-Acre Commercial Property

      20-acre property with shop, ideal for business and home.
      13504 Jay Drive, Neosho, MO 64850
      View Details
    • $440,000
      4,635 SF

      Remodeled Triplex and Manufactured Home

      Investment opportunity: remodeled triplex and manufactured home on 0.9 acres.
      13174 Owens Lane, Neosho, MO 64850
      View Details
    • $650,000

      Commercial Land with I-49 Visibility

      10+/- acre commercial land with high I-49 visibility.
      12229 Hammer Road, Neosho, MO 64850
      View Details
    • $342,900
      4,120 SF

      Historic Downtown Mixed-Use Property

      Mixed-use property on the Neosho Square with income potential.
      109 E Main Street, Neosho, MO 64850
      View Details
    • $1,450,000

      Prime Commercial Land I-49 Frontage

      32-acre commercial development opportunity at I-49 and Highway 60.
      12429 Nettle Drive, Neosho, MO 64850
      View Details
    • $150,000
      560 SF

      Updated Commercial Building in Neosho

      Move-in ready commercial building with versatile space and excellent visibility.
      1577 N Business 49, Neosho, MO 64850
      View Details

    FAQs

    What type of property is this?
    Commercial land - 1.43+/- acre commercial land parcel near I-49 & Hwy 86.
    Where is this commercial land located?
    The property is located at TBD-B E Highway 86 Neosho, MO.
    What is the asking price?
    The asking price for this property is $270,000.
    What are key features of this property?
    This property features: Prime commercial location with **excellent corner lot visibility** at a major intersection near I‑49 & Hwy 86.; High traffic volume, ideal for retail, service, or logistics businesses.; Easy access to I‑44 and surrounding regional transportation routes.
    (417) 825-4148
    We can help!
    Listing Contact
    Jennifer Henson
    Jennifer Henson
    Real Estate License ID: 2019013925
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    TBD-B E Highway 86, Neosho, MO 64850
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!