Englewood Arts District Retail
For Sale
Contact for pricing
10801 E Winner Rd, Independence, MO 64052
Retail space in thriving arts district, Independence, Missouri.
Property Size1,305 SF
Price / SF$172.41
Days on Market843
Property Features for 10801 E Winner Rd
General Information
Standard status
Active
Size
1,305 SF
Class
B
Total Parking Spaces
20
Property subtype
Retail
Occupancy
100%
Lease Type
Gross
Building Details
Year Built
1950
Year Renovated
2021
Stories
1
Units
1
Tenancy
Multi
Listing Agency:
Keller Williams Platinum Prtnr
(816) 721-1464
Listed By:
Brian Davidson
Source:
Crexi
Added: Apr 30, 2024
Changed: Aug 19
Last Checked: Aug 19 at 9:17PM
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 Keller Williams Platinum Prtnr
Investment Insights
Based on property information with market context.
Located in the arts district of Englewood, this 1,305-square-foot building presents an opportunity for various concepts. The property features new bay doors with windows, a new bathroom, fresh paint throughout, and a new roof. Situated in Independence, Missouri, a suburb east of Kansas City, Missouri, this building is located in a thriving arts district.
Key Highlights
- Located in the thriving arts district of Englewood.
- New roof ensures peace of mind.
- New bay doors with windows.
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
$15,785
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
7.02%
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%
$315,700
$315.7K
Cap Rate 7%
$225,500
$225.5K
Cap Rate 9%
$175,389
$175.4K
Market Conditions
NOI Build-Up for 1,305 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
$23.5K $18.00/SF
− Vacancy
−$940 −$0.72/SF
EGI
$22.6K $17.28/SF
− OpEx
−$6.8K −$5.18/SF
NOI
$15.8K $12.10/SF
Area
Independence, MO
Vacancy
4.00%
Lease Rate
$18.00 /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%
$315,700
Cap Rate 7%
$225,500
Cap Rate 9%
$175,389
Alternative Uses
Best Use
Retail
$225.5K
$197.3K – $263.1K
NOI $15,785 @ 7.0% cap · market cap 7.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$385.7K
$337.5K – $450.0K
NOI $26,998 @ 7.0% cap · market cap 12.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
505
Businesses Nearby
5k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Church's Chicken
Dining
4,550 visits/mo
0.5 miles
Demographics for 64052, MO
22,204
Population
10,570
Households
2.1
Avg Household Size
38
Median Age
15%
College-Educated
88%
High-School Grad
6.3 sq mi
ZIP Area
3,524
Density / Sq Mi
$56,981
Median Household Income
$35,931
Median Earnings
$1,105
Median Rent
$131,100
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space in thriving arts district, Independence, Missouri.
Where is this retail space located?
The property is located at 10801 E Winner Rd Independence, MO.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Located in the thriving arts district of Englewood.; New roof ensures peace of mind.; New bay doors with windows.
