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Turnkey Cafe + Airbnb + Pickleball Retreat 132 N Main St 4,616 SF 100% Leased Retail Building Ironton, MO 63650 $985,000 ($213.39/SF) 8.60% Cap Rate
Investment Highlights
- Tranquil front courtyard that gives you a big city feel in a country community
- Multiple revenue streams in one turnkey package
- New construction with designer finishes
- Pickleball Court with crowd seating on sidelines
- Destination appeal in a growing tourist market
Executive Summary
FOR SALE: Turnkey Boutique Hospitality + Coffee Concept | Pickle & Perk
Property Type: Hospitality (with Boutique Retail + Recreation)
Sub-Type: Specialty / Mixed-Use
Occupancy: 100% Owner-Operated
Year Built: New Construction
Location: Arcadia Valley / Ironton, MO – 1.5 hours south of St. Louis
Property Overview:
Where coffee meets pickleball, community, and boutique hospitality.
Pickle & Perk is a one-of-a-kind, fully operational destination café and lodging concept built from the ground up in Missouri’s beloved mountain town getaway—Arcadia Valley.
This designer-built property includes:
• A modern café with upscale design and outdoor courtyard
• Three fully furnished Airbnb suites, each uniquely styled (and booked!)
• A private pickleball court that draws players from across the region
• A curated retail boutique space with proven product lines
• Ample room for events, pop-ups, and outdoor seating
Turnkey and profitable from day one, the brand has become a destination for weekenders, tourists, and locals alike.
Investment Highlights:
• Multiple income streams: Café, boutique retail, short-term lodging, pickleball court rental
• New construction: Designer finishes, low maintenance, and high visual appeal
• Strong brand equity: Featured on Magnolia Network, Discovery Channel, and in regional press
• Tourism draw: Minutes from Elephant Rocks, Johnson’s Shut-Ins, and Missouri’s most popular state parks
• Seasonal demand: Ideal for short-term stays, weddings, events, and group getaways
• Expansion-ready: Infrastructure and adjacent space available for additional courts or kitchen
Location:
Nestled in the scenic Arcadia Valley, Pickle & Perk is 1.5 hours from St. Louis and within a 5-hour radius of Kansas City, Nashville, Little Rock, and Memphis. The region draws thousands of visitors annually to hike, paddle, bike, and now—play pickleball.
Inquiries & Showings:
Serious buyers only. Financials and booking history available upon request. NDA required.
Property Type: Hospitality (with Boutique Retail + Recreation)
Sub-Type: Specialty / Mixed-Use
Occupancy: 100% Owner-Operated
Year Built: New Construction
Location: Arcadia Valley / Ironton, MO – 1.5 hours south of St. Louis
Property Overview:
Where coffee meets pickleball, community, and boutique hospitality.
Pickle & Perk is a one-of-a-kind, fully operational destination café and lodging concept built from the ground up in Missouri’s beloved mountain town getaway—Arcadia Valley.
This designer-built property includes:
• A modern café with upscale design and outdoor courtyard
• Three fully furnished Airbnb suites, each uniquely styled (and booked!)
• A private pickleball court that draws players from across the region
• A curated retail boutique space with proven product lines
• Ample room for events, pop-ups, and outdoor seating
Turnkey and profitable from day one, the brand has become a destination for weekenders, tourists, and locals alike.
Investment Highlights:
• Multiple income streams: Café, boutique retail, short-term lodging, pickleball court rental
• New construction: Designer finishes, low maintenance, and high visual appeal
• Strong brand equity: Featured on Magnolia Network, Discovery Channel, and in regional press
• Tourism draw: Minutes from Elephant Rocks, Johnson’s Shut-Ins, and Missouri’s most popular state parks
• Seasonal demand: Ideal for short-term stays, weddings, events, and group getaways
• Expansion-ready: Infrastructure and adjacent space available for additional courts or kitchen
Location:
Nestled in the scenic Arcadia Valley, Pickle & Perk is 1.5 hours from St. Louis and within a 5-hour radius of Kansas City, Nashville, Little Rock, and Memphis. The region draws thousands of visitors annually to hike, paddle, bike, and now—play pickleball.
Inquiries & Showings:
Serious buyers only. Financials and booking history available upon request. NDA required.
Financial Summary (Actual - 2024) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Actual - 2024) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
Sale Type
Investment
Sale Condition
Business Value Included
Property Type
Building Size
4,616 SF
Building Class
B
Year Built
2024
Price
$985,000
Price Per SF
$213.39
Cap Rate
8.60%
NOI
$84,710
Business Value
$456,000
Percent Leased
100%
Building Height
3 Stories
Building FAR
0.62
Lot Size
0.17 AC
Zoning
Commercial - Commercial with permits for lodging, cafe, liquor etc all established with location
About 132 N MAIN ST , IRONTON, MO 63650
Nestled in the scenic Arcadia Valley, Pickle & Perk is 1.5 hours from St. Louis and within a 5-hour radius of Kansas City, Nashville, Little Rock, and Memphis. The region draws thousands of visitors annually to hike, paddle, bike, and now—play pickleball.
Property Taxes
| Parcel Number | 11903200300360010000 | Total Assessment | $51,670 |
| Land Assessment | $3,960 | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $47,710 | Tax Year | 2024 |
Property Taxes
Parcel Number
11903200300360010000
Land Assessment
$3,960
Improvements Assessment
$47,710
Total Assessment
$51,670
Annual Taxes
($1) ($0.00/SF)
Tax Year
2024
1 of 2
Videos
Matterport 3D Exterior
Matterport 3D Tour
Photos
Street View
Street
Map
Presented by
Cocoplum Properties
Turnkey Cafe + Airbnb + Pickleball Retreat | 132 N Main St
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