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    Two-Level Office Building with 9 Suites Title is generated by Realmo AI

    3501 S Sterling Avenue, Independence, MO 64052

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    For Sale
    $400,000

    COMMERCIAL - Independence, MO

    Type:Office
    Property size:
    7,200 SF
    Lot size:
    0.43 Acres
    Price / SF:
    $55/SF
    Added:
    Aug 18, 2025
    Days on Market:
    292
    Last Refresh:
    Jun 5 at 4:06 pm

    Property Features for 3501 S Sterling Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    Comm
    Exterior features
    Building Sign
    Standard status
    Active
    APN
    32-110-01-19-00-0-00-000
    Lot size
    0.43 Acres

    Taxes and HOA fees

    Tax Description
    NEELY VIEW N 115.42' LOT 1 & E 17.5' OF S 78' LOT 1 (EX PT FOR ROW)
    Tax Annual Amount
    13089

    Utilities

    Utilities
    Water Available

    Building Details

    Year built
    1967
    Floors in Building
    2

    We can help!

    Listing Contact
    Debbie Wyrick

    Listing agent Debbie Wyrick License #1999080252

    Listing office Realty Executives 11405 Ash, Leawood, MO

    Listing date Aug 18, 2025

    MLS# 2569693

    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.

    HighLights

    • Commercial building with 9 units on the busy corner of 35th St & Sterling
    • All‑brick building with new roof installed in 2024
    • Upper and lower levels with parking for both levels
    • Total building size of 7,200 SF (3,600 SF per level)
    • Unit sizes range from 640 SF to 1,320 SF across the 9 units
    • Potential rental income of $5,000+ per month; some leases in place and some month‑to‑month

    Overview

    This two-level, all-brick commercial office building contains nine separate units, with suite sizes ranging from 640 to 1,320 square feet. The property includes both an upper and a lower level, each with parking. A new roof was installed in 2024, supporting ongoing exterior durability for tenants and occupants.

    The building is positioned on a busy corner at 35th Street and Sterling, which provides straightforward access for customer and employee arrivals. Parking is available for both levels, helping reduce day-to-day friction for multi-tenant operations.

    Suites are currently occupied under a mix of lease terms, with some leases in place and some units on a month-to-month basis. The configuration and unit mix may suit buyers seeking a multi-tenant office asset with the ability to manage tenant turnover at the unit level, while still maintaining a defined on-site parking setup across the building’s two floors.
    Property Profile Location Intelligence

    Current Use by Public Records

    Timeless Empire Salon ... Hair Salon Autumn Rose Boutique, ... Clothing Store Byam Engineering Civil Engineer Anderson Connie E ... Alternative Medicine Practice A & M Cleaners (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Independence
    County
    Jackson
    State
    Missouri
    Longitude
    -94.446692
    Latitude
    39.058274

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    FAQs

    What type of property is this?
    Office units - All-brick office building with nine units and newly replaced roofing, offering flexible lease terms.
    Where is this office units located?
    The property is located at 3501 S Sterling Avenue Independence, MO.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: Commercial building with 9 units on the busy corner of 35th St & Sterling; All‑brick building with new roof installed in 2024; Upper and lower levels with parking for both levels
    (816) 419-3721
    We can help!
    Listing Contact
    Debbie Wyrick
    Real Estate License ID: 1999080252
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    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.

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