Duplex with Finished
For Sale
$399,900
Pending
9008 NE 80th Street, Kansas City, MO 64158
Residential, Tudor, Kansas City, MO
Property Size2,777 SF
Lot Size0.07 Acres
Days on Market202
Property Features for 9008 NE 80th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Basement, Bedroom 2, Laundry Room, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 4, Bathroom 3
Parking features
Garage, Open
Patio and Porch features
Porch
Interior features
Cedar Closet, Ceiling Fan(s), Custom Cabinets, Vaulted Ceiling(s), Walk-In Closet(s)
Fireplace
1
Basement
Sump Pump, Finished
Appliances
Dishwasher, Disposal, Dryer, Microwave, Refrigerator, Gas Range, Stainless Steel Appliance(s), Washer
Subdivision
Shoal Creek Valley The Village
Lot features
City Lot, Sprinkler- In Ground
Elementary school
Liberty Oaks
Middle school
Discovery
High school
Liberty
Elementary school district
Liberty
Middle school district
Liberty
High school district
Liberty
Directions
From 152 Hwy, south on Flintlock, west on NE 80th Street to home on the right (80th Street is first intersection to the south)
Standard status
Pending
APN
14-317-00-02-5.00
Size
2,777 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
VILLAGE 1ST PLAT TR 40B LT 40
Tax Annual Amount
5578
HOA Fee
$1,750 Annually
Legal Description
VILLAGE 1ST PLAT TR 40B LT 40
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Electric
Water source
Public
Building Details
Year built
2005
Flooring type
Carpet, Wood
Building materials
Frame, Stucco
Roof type
Composition
Architectural style
Tudor
Listing Agency:
HomeSmart Legacy
(913) 274-1041
Listed By:
Mike Ruff · License #2005022807
(816) 729-4036
Added: Feb 19
Changed: Sep 2
Last Checked: Sep 9 at 4:06AM
MLS# 2602581
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 2,777-square-foot Tudor-style duplex, built in 2005 on a 0.07-acre lot, features a soaring great room with a fireplace and wood flooring across the main level. The kitchen includes custom cabinetry, a breakfast bar, gas range, stainless steel appliances, and an eat-in area. The primary suite offers a walk-in closet and ensuite bath with dual vanities, an upgraded shower, and a jetted tub.
A finished basement adds a recreation room, third bedroom, and full bathroom, while the upper-level loft provides flexible office or sitting space. Additional features include a cedar closet, vaulted ceilings, laundry appliances, a porch, garage and open parking, public water, and public sewer. The property is located in Kansas City’s Liberty School District. HOA services include lawn care, snow removal, exterior building maintenance, exterior painting, and roof repair.
A finished basement adds a recreation room, third bedroom, and full bathroom, while the upper-level loft provides flexible office or sitting space. Additional features include a cedar closet, vaulted ceilings, laundry appliances, a porch, garage and open parking, public water, and public sewer. The property is located in Kansas City’s Liberty School District. HOA services include lawn care, snow removal, exterior building maintenance, exterior painting, and roof repair.
Key Highlights
- 2,777 square feet on a 0.07‑acre lot
- Tudor architectural style with 2005 construction
- Finished basement with recreation room, third bedroom, and full bathroom
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
$32,394
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
8.10%
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%
$647,880
$647.9K
Cap Rate 7%
$462,771
$462.8K
Cap Rate 9%
$359,933
$359.9K
Market Conditions
NOI Build-Up for 2,777 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
$49.3K $17.76/SF
− Vacancy
−$3.0K −$1.10/SF
EGI
$46.3K $16.66/SF
− OpEx
−$13.9K −$5.00/SF
NOI
$32.4K $11.66/SF
Area
Kansas City, MO
Vacancy
6.17%
Lease Rate
$17.76 /SF/Yr
Expense Ratio
30.00%
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%
$647,880
Cap Rate 7%
$462,771
Cap Rate 9%
$359,933
Alternative Uses
Best Use
Multifamily LT 5
$462.8K
$404.9K – $539.9K
NOI $32,394 @ 7.0% cap · market cap 8.10%
Second Best
Apartment 5plus
$426.0K
$372.7K – $497.0K
NOI $29,818 @ 7.0% cap · market cap 7.46%
Theoretical Best
Office A
$661.5K
$578.8K – $771.7K
NOI $46,302 @ 7.0% cap · market cap 11.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
539
Businesses Nearby
Explore this area
Business Placement
Demographics for 64158, MO
6,750
Population
2,896
Households
2.3
Avg Household Size
35
Median Age
38%
College-Educated
98%
High-School Grad
2.3 sq mi
ZIP Area
2,935
Density / Sq Mi
$95,781
Median Household Income
$51,078
Median Earnings
$1,472
Median Rent
$352,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Tudor-style residence with a custom kitchen, upper-level loft, garage parking, and finished basement living space.
Where is this duplex located?
The property is located at 9008 NE 80th Street Kansas City, MO.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,777 square feet on a 0.07‑acre lot; Tudor architectural style with 2005 construction; Finished basement with recreation room, third bedroom, and full bathroom
