Flexible Office
For Sale
Contact for pricing
Pending
10484 Marty Street, Overland Park, KS 66212
CP1-zoned office property with a versatile layout for professional or medical users.
Property Size4,500 SF
Days on Market223
Property Features for 10484 Marty Street
General Information
Standard status
Pending
Size
4,500 SF
Property subtype
Office, Retail
Zoning
CP1
Additional Details
Highway Access
Yes
Building Details
Year Built
1982
Buildings
1
Building Size
4,500 SF
Tenancy
Single
Owner Occupied
No
Listing Agency:
Real Broker, LLC
(913) 961-1234
Listed By:
Jeremy Applebaum · License #BR00049903
Source:
Crexi
Added: Jan 20
Changed: Aug 29
Last Checked: Aug 29 at 3:54PM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
Built in 1982, this approximately 4,500-square-foot office building at 10484 Marty Street includes 12 private offices, two conference rooms, and a substantial open work area. The interior configuration accommodates focused work, meetings, training, reception, and collaborative activities, with flexibility for professional or medical office operations.
The property is near major highways and is surrounded by office users, retail, restaurants, and shopping. Its established commercial setting supports convenient access for employees and clients. The building has housed a law firm for more than 20 years and previously served as a daycare, demonstrating an adaptable layout. Zoning is CP1.
The property is near major highways and is surrounded by office users, retail, restaurants, and shopping. Its established commercial setting supports convenient access for employees and clients. The building has housed a law firm for more than 20 years and previously served as a daycare, demonstrating an adaptable layout. Zoning is CP1.
Key Highlights
- Approximately 4,500 SF office building constructed in 1982
- 12 private offices, two conference rooms, and a large open workspace
- CP1 zoning
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
$57,054
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
7.13%
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%
$1,141,080
$1.1M
Cap Rate 7%
$815,057
$815.1K
Cap Rate 9%
$633,933
$633.9K
Market Conditions
NOI Build-Up for 4,500 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
$94.5K $21.00/SF
− Vacancy
−$18.4K −$4.10/SF
EGI
$76.1K $16.90/SF
− OpEx
−$19.0K −$4.23/SF
NOI
$57.1K $12.68/SF
Area
Overland Park, KS
Vacancy
19.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,141,080
Cap Rate 7%
$815,057
Cap Rate 9%
$633,933
Alternative Uses
Best Use
Office B
$815.1K
$713.2K – $950.9K
NOI $57,054 @ 7.0% cap · market cap 7.13%
Second Best
Healthcare Medical
$733.2K
$641.5K – $855.4K
NOI $51,322 @ 7.0% cap · market cap 6.42%
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $81,162 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,384
Businesses Nearby
Explore this area
Business Placement
Demographics for 66212, KS
32,971
Population
15,217
Households
2.2
Avg Household Size
39
Median Age
48%
College-Educated
96%
High-School Grad
7.6 sq mi
ZIP Area
4,338
Density / Sq Mi
$83,294
Median Household Income
$50,321
Median Earnings
$1,244
Median Rent
$283,900
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - CP1-zoned office property with a versatile layout for professional or medical users.
Where is this office building located?
The property is located at 10484 Marty Street Overland Park, KS.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Approximately 4,500 SF office building constructed in 1982; 12 private offices, two conference rooms, and a large open workspace; CP1 zoning
