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    Historic Westport Mixed-Use Opportunity Title is generated by Realmo AI

    4112 Pennsylvania Avenue, Kansas City, MO 64111

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    Claim this Listing
    For Sale
    $1,999,000

    COMMERCIAL - Kansas City, MO

    Property size:
    10,000 SF
    Lot size:
    0.07 Acres
    Price / SF:
    $199/SF
    Added:
    Oct 15, 2024
    Days on Market:
    584
    Last Refresh:
    May 21 at 5:06 pm

    Property Features for 4112 Pennsylvania Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    M15
    Interior features
    In-Law Floorplan, Elevator
    Accessibility
    Accessible Elevator Installed
    Standard status
    Active
    APN
    999999
    Size
    10,000 SF
    Lot size
    0.07 Acres

    Taxes and HOA fees

    Tax Description
    Westport CID Lot 8
    Tax Annual Amount
    20000

    Utilities

    Utilities
    Water Available

    Building Details

    Year built
    1843
    Floors in Building
    3

    We can help!

    Listing Contact
    Laurie Ingram

    Listing agent Laurie Ingram License #2017022636

    Listing office Weichert, Realtors Welch & Co. 15245 Metcalf Ave, Overland Park, MO

    Listing date Oct 15, 2024

    MLS# 2515454

    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

    • Prime Westport location offering retail, office, and residential space potential.
    • 10,000 square feet of space for diverse use.
    • Oldest building in Kansas City (built in 1843) offering unique historical appeal.
    • Fixer‑upper opportunity on floors 2 and 3 for customized renovation.
    • Ground floor includes existing cigar shop and upscale restaurant.
    • Includes elevator and is accessible.

    Overview

    This historic building, constructed in 1843, offers a mixed-use opportunity in a prime Westport location. The 10,000-square-foot property features a blend of retail, office, and residential spaces. The ground floor is currently occupied by a cigar shop and an upscale restaurant. The second floor, previously containing two offices and one full bath, has been cleared of debris following a fire in September and awaits renovation. The third floor offers potential for transformation into a fusion of office and residential space. Located one block south of Westport Road and Pennsylvania Avenue, this property is zoned M15 and presents an opportunity for creative redevelopment.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $1.57M
    NOI $141,282 @ 9.00% cap · cautious / downside scenario
    Moderate
    $2.02M
    NOI $141,282 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.83M
    NOI $141,282 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $225.6k $22.56
    − Vacancy −$37.2k −$3.72
    EGI $188.4k $18.84
    − OpEx −$47.1k −$4.71
    NOI $141.3k $14.13
    10,000 SF · lease $22.56/SF/yr · vacancy 16.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $2.02M
    $1.77M – $2.35M (±1% cap)
    NOI $141,282 @ 7.0% cap · market cap 7.07%
    Second Best
    Mixed Use
    $1.57M
    $1.38M – $1.83M (±1% cap)
    NOI $110,025 @ 7.0% cap · market cap 5.50%
    Theoretical Best
    Office A
    $2.38M
    $2.08M – $2.78M (±1% cap)
    NOI $166,733 @ 7.0% cap · market cap 8.34%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Fidel's Cigar Shop (Bike/Boat/Book/etc) Store Westport Roots Festival Music Venue Clandestino Bar & Pub Sunset Landscape KC General Contractor Brix Latin American ... Grocery & Convenience Store

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Dental Office Law Firm Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Kansas City
    County
    Platte
    State
    Missouri
    Longitude
    -94.591135
    Latitude
    39.052208

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    FAQs

    What type of property is this?
    Mixed-use property - Historic mixed-use building in prime Westport location, ready for renovation.
    Where is this mixed-use property located?
    The property is located at 4112 Pennsylvania Avenue Kansas City, MO.
    What is the asking price?
    The asking price for this property is $1,999,000.
    What are key features of this property?
    This property features: Prime Westport location offering retail, office, and residential space potential.; 10,000 square feet of space for diverse use.; Oldest building in Kansas City (built in 1843) offering unique historical appeal.
    (816) 506-2127
    We can help!
    Listing Contact
    Laurie Ingram
    Real Estate License ID: 2017022636
    Learn More
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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.

    More about this property
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