304 South Main Street , Vandalia, MO 63382(Audrain County)

Recent improvements include a new roof, updated siding, and exterior work, offering a clean, modern appearance thats ready for new ownership or tenants. Whether you're looking to open a boutique, barber shop, office, or expand with rental income, this property checks the right boxes.

Key Features:

One building, divided for two or three individual business units

New exterior, roof, and siding

High-traffic location across from the YMCA

One unit fully finished and currently set up for tanning salon use

Two additional units partially remodeled

Ideal for retail, office, salon/barber, or service-based businesses

Strong potential for rental income or multi-business use

Lat/Long: 39.3079, -91.4861

Distance to: Mexico, MO: 14 miles - Bowling Green, MO: 26 miles - Wentzville, MO: 64 miles

For more information, call or text: Frank Wallace 573-470-0779 or Parker Wallace 573-470-6779

Bundle Event Auction Terms & Conditions

1. PROCDURE: Bidding ends Wednesday, August 27, 2025, at 10:00 AM, with a soft close, meaning that a bid in the final minute will extend bidding by 3 minutes.

2. BUYERS PREMIUM: 10% Buyers Premium will be added to the final bid price to arrive at the contract sales price.

3. ACCEPTANCE OF BID PRICES: Winning bidder will enter into a Contract to Purchase immediately upon being declared the Successful Bidder by the Auctioneer. Upon the close of the auction, the winning bidder will be forwarded via email a Contract to Purchase. Trophy Properties and Auction must receive a signed copy of the contract on or before 12:00 NOON, Thursday, August 28, 2025 (hand delivered, faxed, or scanned and emailed). The Seller reserves the right to reject any and all bids. Once accepted, this agreement shall be binding on the parties and their successors and assigns. This agreement is NOT subject to financing, inspections, or other contingencies or delays the closing for such reason.

4. DOWN PAYMENT: 10% of the contract purchase price will be due upon acceptance of the Sales Contract. Business or Personal Checks or Wire Transfer are accepted.

5. BIDDING: Once submitted, a bid cannot be retracted.

6. CLOSING: Closing shall be on or before 3:00 PM., Thursday, September 25, 2025.

7. POSSESSION: Possession will be given at closing, subject to the remaining rights of the current tenant if any.

8. TITLE: Seller shall furnish the buyer(s) at Sellers expense an Owners Policy of Title Insurance in the amount of the purchase price and agrees to provide and execute a Special Warranty deed conveying merchantable title to the real estate to the buyer(s).

9. SURVEY: AT SELLERS OPTION, the Seller shall provide a new survey where there is no existing legal description to convey title.

10. REAL ESTATE TAXES: The 2025 Real Estate taxes to be prorated to the day of closing.

11. Under no circumstances shall Bidder have any kind of claim against Trophy Properties and Auction, or anyone else if the Internet service fails to work correctly before or during the auction.

12. The information is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed. All lines are drawn on maps, photographs, etc. are approximate. Buyers should verify the information to their satisfaction. There are no expressed or implied warranties pertaining to this property. Both real estate (including all improvements, if any) is being sold As Is, Where Is with NO warranties expressed or implied. Please make all inspections and have financing arranged prior to the end of bidding. All announcements made day of sale take precedence over prior advertising either written or oral. This property is subject to prior sale.