Duplex with Full
New
For Sale
$180,000
9805 View High Drive, Kansas City, MO 64134
DUPLEX - Other - Kansas City, MO
Property Size928 SF
Lot Size0.11 Acres
Price / SF$193.97
Days on Market3
Property Features for 9805 View High Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Basement, Bedroom 2, Bathroom 1
Parking features
Garage
Basement
Sump Pump, Unfinished, Daylight
Appliances
Dishwasher, Refrigerator, Electric Range
Subdivision
Bent Tree
Lot features
City Lot
Elementary school district
Hickman Mills
Middle school district
Hickman Mills
High school district
Hickman Mills
Directions
470 hwy to View High Drive exit. Take View High all the way to property on east side of street.
Standard status
Active
APN
50-640-07-07-01-0-00-000
Size
928 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
BENT TREE 1ST PLAT--- N 39.10' LOT 11 (ALSO KNOWN AS LOT 11- A CERT SURV BK S16 PG 13)
Tax Annual Amount
2043
Legal Description
BENT TREE 1ST PLAT--- N 39.10' LOT 11 (ALSO KNOWN AS LOT 11- A CERT SURV BK S16 PG 13)
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Electric
Water source
Public
Building Details
Year built
1981
Building materials
Board & Batten Siding
Roof type
Composition
Architectural style
Other
Listing Agency:
Keller Williams Realty Partners Inc.
(913) 906-5400
Listed By:
Christina Pinkepank · License #2011009234
(816) 522-6772
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 15 at 2:06AM
MLS# 2636791
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 928-square-foot half duplex, built in 1981, includes two bedrooms, one bathroom, a family room, dining area, kitchen, and full basement. Recent improvements include interior paint, carpet, a stove, dishwasher, refrigerator, and updated bathroom flooring and fixtures. Replacement windows were scheduled for installation on August 17. The basement provides substantial storage and may offer additional finished-space potential, subject to applicable requirements.
A garage and partially fenced backyard add practical exterior features. The property has forced-air heat, electric cooling, board and batten siding, a composition roof, public water, and public sewer. Located just off 470 highway, the home provides access toward Lee's Summit, Overland Park, and downtown Kansas City. The property is being sold as is.
A garage and partially fenced backyard add practical exterior features. The property has forced-air heat, electric cooling, board and batten siding, a composition roof, public water, and public sewer. Located just off 470 highway, the home provides access toward Lee's Summit, Overland Park, and downtown Kansas City. The property is being sold as is.
Key Highlights
- 928 square feet with two bedrooms, one bathroom, and a full basement
- Built in 1981 with newer carpet, interior paint, and replacement windows scheduled for August 17
- Kitchen includes an electric range, dishwasher, and refrigerator
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
$10,825
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
6.01%
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%
$216,500
$216.5K
Cap Rate 7%
$154,643
$154.6K
Cap Rate 9%
$120,278
$120.3K
Market Conditions
NOI Build-Up for 928 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
$16.5K $17.76/SF
− Vacancy
−$1.0K −$1.10/SF
EGI
$15.5K $16.66/SF
− OpEx
−$4.6K −$5.00/SF
NOI
$10.8K $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%
$216,500
Cap Rate 7%
$154,643
Cap Rate 9%
$120,278
Alternative Uses
Best Use
Multifamily LT 5
$154.6K
$135.3K – $180.4K
NOI $10,825 @ 7.0% cap · market cap 6.01%
Second Best
Apartment 5plus
$142.3K
$124.6K – $166.1K
NOI $9,964 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$221.0K
$193.4K – $257.9K
NOI $15,473 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 64134, MO
22,120
Population
9,503
Households
2.3
Avg Household Size
34
Median Age
18%
College-Educated
90%
High-School Grad
11.9 sq mi
ZIP Area
1,859
Density / Sq Mi
$56,475
Median Household Income
$39,492
Median Earnings
$1,233
Median Rent
$122,900
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 - Two-bedroom half duplex with updated interior finishes, attached garage, and a partially fenced rear yard.
Where is this duplex located?
The property is located at 9805 View High Drive Kansas City, MO.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: 928 square feet with two bedrooms, one bathroom, and a full basement; Built in 1981 with newer carpet, interior paint, and replacement windows scheduled for August 17; Kitchen includes an electric range, dishwasher, and refrigerator
