Industrial Flex Business
For Sale
Contact for pricing
10400 Hickman Mills Drive, Kansas City, MO 64137
Industrial/flex investment property with highway access via I-435 and I-49.
Property Size43,723 SF
Price / SF$134.94
Days on Market56
Property Features for 10400 Hickman Mills Drive
General Information
Standard status
Active
Size
43,723 SF
Property subtype
Industrial
Zoning
UR
Occupancy
100%
Investment Type
Stabilized
Building Details
Year Built
1986
Tenancy
Multi
Listing Agency:
Colliers - Kansas City, Missouri
(913) 461-5229
Listed By:
John Stafford · License #MO 00228414
Source:
Crexi
Added: Jun 30
Changed: Aug 14
Last Checked: Aug 23 at 2:12PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Colliers - Kansas City, Missouri
Investment Insights
Based on property information with market context.
Hickman Business Center is an industrial/flex investment sale offering. The property is positioned as an industrial business center with flex-oriented space for compatible light industrial or warehouse uses.
The asset is located at 10400 Hickman Mills Drive in Kansas City, Missouri, and provides access to major highways via I-435 and I-49.
This offering is presented for sale as a commercial real estate investment property.
The asset is located at 10400 Hickman Mills Drive in Kansas City, Missouri, and provides access to major highways via I-435 and I-49.
This offering is presented for sale as a commercial real estate investment property.
Key Highlights
- Industrial/flex investment property built in 1986
- Located at 10400 Hickman Mills Drive in Kansas City, MO
- Highway access via I‑435 and I‑49
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
$342,540
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
5.81%
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%
$6,850,800
$6.9M
Cap Rate 7%
$4,893,429
$4.9M
Cap Rate 9%
$3,806,000
$3.8M
Market Conditions
NOI Build-Up for 43,723 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
$566.7K $12.96/SF
− Vacancy
−$39.7K −$0.91/SF
EGI
$527.0K $12.05/SF
− OpEx
−$184.4K −$4.22/SF
NOI
$342.5K $7.83/SF
Area
Kansas City, MO
Vacancy
7.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
35.00%
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%
$6,850,800
Cap Rate 7%
$4,893,429
Cap Rate 9%
$3,806,000
Alternative Uses
Best Use
Flex RnD
$4.89M
$4.28M – $5.71M
NOI $342,540 @ 7.0% cap · market cap 5.81%
Second Best
Industrial
$4.12M
$3.60M – $4.80M
NOI $288,071 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$10.41M
$9.11M – $12.15M
NOI $729,006 @ 7.0% cap · market cap 12.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 64137, MO
10,041
Population
4,879
Households
2.1
Avg Household Size
34
Median Age
38%
College-Educated
94%
High-School Grad
5.8 sq mi
ZIP Area
1,731
Density / Sq Mi
$64,097
Median Household Income
$39,205
Median Earnings
$1,127
Median Rent
$179,000
Median Home Value
Market
Vacancy Rate% for Industrial in Kansas City, MO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial/flex investment property with highway access via I-435 and I-49.
Where is this flex space located?
The property is located at 10400 Hickman Mills Drive Kansas City, MO.
What is the asking price?
The asking price for this property is $5,900,000.
What are key features of this property?
This property features: Industrial/flex investment property built in 1986; Located at 10400 Hickman Mills Drive in Kansas City, MO; Highway access via I‑435 and I‑49
