SW 59 HWY St Joseph, MO 64504

This 3.28± acre parcel is well positioned just over one mile south of town along Highway 59 in Buchanan County, offering an excellent opportunity for commercial development or investment. Currently utilized for agricultural income, the property consists primarily of Onawa silty clay soils and is zoned **B-1**, allowing for a wide range of commercial and service-oriented uses. With direct visibility from Highway 59, the site benefits from strong daily traffic counts and exposure for businesses serving those entering or exiting St. Joseph from the south.

The location is further enhanced by its proximity to established, destination-style businesses with a variety of client bases, that draw consistent customer traffic from St. Joseph and surrounding communities. To the east, the Missouri River Bluffs provide an attractive natural backdrop that adds visual appeal and separation from neighboring properties.

Approximately six-tenths of an acre is encumbered by pipeline easements; however, the construction limitations within those easements would still allow for functional green space, gardens, or landscaped buffers as part of a larger development plan. Should a buyer wish to pursue residential construction, a rezoning request and hearing with the Buchanan County Planning and Zoning Commission would be required. With high visibility, flexible zoning, and a strategic location, this tract offers a compelling opportunity along one of the area's key southern corridors.