Renovated Medical Office
For Sale
$920,000
10800 E 77th Terrace, Raytown, MO 64138
Commercial Sale, Raytown, MO
Property Size3,481 SF
Lot Size1.27 Acres
Price / SF$264.29
Days on Market142
Property Features for 10800 E 77th Terrace
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
OFC
Parking features
Parking Lot
Interior features
Private Restroom, Public Restroom
Exterior features
Building Sign
Directions
From I-70, take the exit for Raytown Rd and head south. Continue to E 77th Terrace and turn east. Property will be on the right.
Subdivision
205 - Raytown Area
Standard status
Active
APN
45-710-04-24-00-0-00-000
Lot size
1.27 Acres
Taxes and HOA fees
Tax Description
SEC 16 TWP 48 RNG 32 BEG 162' E OF NW COR SW NE TH S 336' TH E 162' TH N 336' TH W 162' TO POB
Tax Annual Amount
24020
Legal Description
SEC 16 TWP 48 RNG 32 BEG 162' E OF NW COR SW NE TH S 336' TH E 162' TH N 336' TH W 162' TO POB
Utilities
Utilities
Water Available
Building Details
Year built
2002
Floors in Building
2
Listing Agency:
Real Broker, LLC-MO
(573) 520-3099
Listed By:
Richey Real Estate Group
(816) 284-6147
Added: May 4
Changed: Sep 8
Last Checked: Sep 22 at 7:06AM
MLS# 2617018
Copyright © 2026 Heartland Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This single-tenant medical office property contains approximately 3,481 finished square feet across a 2,070-square-foot main clinical level and a 1,411-square-foot finished walkout lower level. The layout supports dental and medical operations with private and public restrooms, an ADA-accessible entrance, building signage, and a parking lot with 18 surface spaces. Built in 2002, the property received substantial improvements in 2021, including a facade update, interior renovations, an addition, parking lot resurfacing and restriping, and new HVAC and furnace systems.
The approximately 1.2655-acre site is located in Raytown, Missouri, with access to Raytown Road and Blue Parkway. Zoned OFC, the property is leased through October 9, 2030 under a modified net lease. The agreement includes two additional five-year renewal options, with a 10% base-rent increase at the start of each exercised option period. The sale includes the real estate subject to the existing lease; the tenant’s business assets, equipment, personal property, and trade fixtures are excluded.
The approximately 1.2655-acre site is located in Raytown, Missouri, with access to Raytown Road and Blue Parkway. Zoned OFC, the property is leased through October 9, 2030 under a modified net lease. The agreement includes two additional five-year renewal options, with a 10% base-rent increase at the start of each exercised option period. The sale includes the real estate subject to the existing lease; the tenant’s business assets, equipment, personal property, and trade fixtures are excluded.
Key Highlights
- Approximately 3,481 finished square feet on approximately 1.2655 acres
- 2,070‑square‑foot main clinical level plus 1,411‑square‑foot finished walkout lower level
- 18 surface parking spaces with ADA‑accessible entrance and building signage
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$40,216
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.37%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$804,320
$804.3K
Cap Rate 7%
$574,514
$574.5K
Cap Rate 9%
$446,844
$446.8K
Market Conditions
NOI Build-Up for 3,481 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$63.9K $18.36/SF
− Vacancy
−$10.3K −$2.96/SF
EGI
$53.6K $15.40/SF
− OpEx
−$13.4K −$3.85/SF
NOI
$40.2K $11.55/SF
Area
Jackson County, MO
Vacancy
16.10%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$804,320
Cap Rate 7%
$574,514
Cap Rate 9%
$446,844
Alternative Uses
Best Use
Office B
$574.5K
$502.7K – $670.3K
NOI $40,216 @ 7.0% cap · market cap 4.37%
Second Best
Healthcare Medical
$113.4K
$99.3K – $132.3K
NOI $7,940 @ 7.0% cap · market cap 0.86%
Theoretical Best
Warehouse
$915.5K
$801.1K – $1.07M
NOI $64,087 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
100%
Occupancy
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
314
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 64138, MO
25,565
Population
11,273
Households
2.3
Avg Household Size
38
Median Age
22%
College-Educated
92%
High-School Grad
13.3 sq mi
ZIP Area
1,922
Density / Sq Mi
$54,619
Median Household Income
$39,210
Median Earnings
$1,127
Median Rent
$164,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Single-tenant clinical office with supporting lower-level space, ADA access, signage, and on-site parking.
Where is this medical office space located?
The property is located at 10800 E 77th Terrace Raytown, MO.
What is the asking price?
The asking price for this property is $920,000.
What are key features of this property?
This property features: Approximately 3,481 finished square feet on approximately 1.2655 acres; 2,070‑square‑foot main clinical level plus 1,411‑square‑foot finished walkout lower level; 18 surface parking spaces with ADA‑accessible entrance and building signage
