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    Mixed-Use Property in Kansas City Title is generated by Realmo AI

    808 E 10th Street, Kansas City, MO 64106

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    Claim this Listing
    For Sale
    $1,350,000

    COMMERCIAL - Kansas City, MO

    Property size:
    5,000 SF
    Lot size:
    0.18 Acres
    Price / SF:
    $270/SF
    Added:
    Mar 2, 2026
    Days on Market:
    93
    Last Refresh:
    Jun 3 at 11:06 pm

    Property Features for 808 E 10th Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C2
    Parking features
    Assigned
    Interior features
    In-Law Floorplan, Private Restroom
    Exterior features
    Storage
    Standard status
    Active
    APN
    29-210-28-04-00-0-00-000
    Size
    5,000 SF
    Lot size
    0.18 Acres

    Taxes and HOA fees

    Tax Description
    PEERY PLACE ADD E 79 FT OF LOT 27 & W 39 FT OF E79 FT OF LOT 28 W 39 FTOF E 79 FT OF LOT 29 & 30 BLK 6
    Tax Annual Amount
    7324

    Utilities

    Utilities
    Water Available

    Building Details

    Year built
    1925
    Floors in Building
    2
    Building materials
    Brick, Synthetic Stucco
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Gayla Hiatt Group

    Listing agent Gayla Hiatt Group

    Listing office Keller Williams KC North 310 NW Englewood Road Ste No., Kansas City, MO

    Listing date Mar 2, 2026

    MLS# 2604820

    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 live/work opportunity in Kansas City's East Village with a 5,000 sq ft mixed‑use building.
    • Includes adjacent parcel at 816 E. 10th Street with 12 parking spaces (4 leased) and billboard income.
    • Features a 2,500 sq ft commercial space with overhead door and a luxury 2 bed/3 bath residence above.
    • Residence includes custom kitchen, two sunrooms, private deck, and a primary suite with room‑sized closet and California Closets.
    • Secure, gated lot with rear building access and flexible options for business operation, residential conversion, or leasing.
    • Ideally located with immediate access to major highways (I‑70, I‑670, I‑35, US 71) and close to downtown development.

    Overview

    Located in Kansas City's East Village, this mixed-use property at 808 E. 10th Street offers both commercial and residential opportunities. The 5,000 square foot property includes approximately 2,500 square feet of finished office or shop space on the first floor, featuring an overhead door and flexible layout suitable for a small business, studio, or creative workspace. The second-floor residence provides 2 bedrooms and 3 baths, a custom kitchen, two sunrooms, and a private outdoor deck. The primary suite includes a room-sized closet, with California Closet systems throughout. The property also features a secure, gated lot with rear building access. Included in the sale is the adjacent parcel at 816 E. 10th Street, which provides 12 parking spaces (4 currently leased) and income from a billboard. The property is zoned C-2 (commercial) and R-4 (residential). Potential uses include operating a business below and living above, converting the lower level into additional residential space, or leasing the commercial and residential spaces separately. The property is located with access to I-70, I-670, I-35, and US 71, and is near downtown development. The lot size is 0.1814 acres.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    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.

    Component $ $/SF
    Gross rent $112.8k $22.56
    − Vacancy −$18.6k −$3.72
    EGI $94.2k $18.84
    − OpEx −$23.5k −$4.71
    NOI $70.6k $14.13
    5,000 SF · lease $22.56/SF/yr · vacancy 16.50% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.01M
    $883.0K – $1.18M (±1% cap)
    NOI $70,641 @ 7.0% cap · market cap 5.23%
    Second Best
    Mixed Use
    $785.9K
    $687.7K – $916.9K (±1% cap)
    NOI $55,013 @ 7.0% cap · market cap 4.08%
    Theoretical Best
    Office A
    $1.19M
    $1.04M – $1.39M (±1% cap)
    NOI $83,366 @ 7.0% cap · market cap 6.18%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Live-work space

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Kansas City
    County
    Platte
    State
    Missouri
    Longitude
    -94.573334
    Latitude
    39.102271

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    FAQs

    What type of property is this?
    Mixed-use property - Live/work property with commercial space, luxury residence, and income potential.
    Where is this mixed-use property located?
    The property is located at 808 E 10th Street Kansas City, MO.
    What is the asking price?
    The asking price for this property is $1,350,000.
    What are key features of this property?
    This property features: Prime live/work opportunity in Kansas City's East Village with a 5,000 sq ft mixed‑use building.; Includes adjacent parcel at 816 E. 10th Street with 12 parking spaces (4 leased) and billboard income.; Features a 2,500 sq ft commercial space with overhead door and a luxury 2 bed/3 bath residence above.
    (816) 522-4146
    We can help!
    Listing Contact
    Gayla Hiatt Group
    Request Owner's contact information
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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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