Refreshed Duplex Near Golf
For Sale
$245,000
11700 E 85th Street, Raytown, MO 64138
Two-unit residential property with updated finishes and convenient highway access.
Property Size1,886 SF
Price / SF$129.90
Days on Market9
Property Features for 11700 E 85th Street
General Information
Standard status
Active
Size
1,886 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$3,082
Building Details
Building Size
1,886 SF
Year Built
2002
Stories
1
Listing Agency:
Weichert Realtors - Generations
(816) 373-0227
Listed By:
Nicole Greene
(816) 373-0227
Source:
Coloniallistings
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 29 at 8:15PM
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 Weichert Realtors - Generations
Investment Insights
Based on property information with market context.
This duplex offers 1,886 square feet of residential space in a two-unit configuration, with interior workmanship and finishing details recently addressed by the current owner. Additional improvements have refreshed the home and support immediate residential use.
The property is located at 11700 E 85th Street in Raytown, Missouri. It sits just off the highway, behind a local bee farm and across the street from a golf course. Built in 2002, the property provides a residential income format with the flexibility associated with a duplex.
The property is located at 11700 E 85th Street in Raytown, Missouri. It sits just off the highway, behind a local bee farm and across the street from a golf course. Built in 2002, the property provides a residential income format with the flexibility associated with a duplex.
Key Highlights
- Duplex with 1,886 square feet of residential space
- Built in 2002
- Interior workmanship and finishing details recently addressed
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
$18,834
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
7.69%
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%
$376,680
$376.7K
Cap Rate 7%
$269,057
$269.1K
Cap Rate 9%
$209,267
$209.3K
Market Conditions
NOI Build-Up for 1,886 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
$29.0K $15.36/SF
− Vacancy
−$2.1K −$1.09/SF
EGI
$26.9K $14.27/SF
− OpEx
−$8.1K −$4.28/SF
NOI
$18.8K $9.99/SF
Area
Jackson County, MO
Vacancy
7.12%
Lease Rate
$15.36 /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%
$376,680
Cap Rate 7%
$269,057
Cap Rate 9%
$209,267
Alternative Uses
Best Use
Multifamily LT 5
$269.1K
$235.4K – $313.9K
NOI $18,834 @ 7.0% cap · market cap 7.69%
Second Best
Apartment 5plus
$248.4K
$217.3K – $289.8K
NOI $17,386 @ 7.0% cap · market cap 7.10%
Theoretical Best
Warehouse
$496.0K
$434.0K – $578.7K
NOI $34,722 @ 7.0% cap · market cap 14.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Explore this area
Business Placement
Demographics for 64138, MO
25,565
Population
11,273
Households
2.3
Avg Household Size
38
Median Age
22%
College-Educated
92%
High-School Grad
13.3 sq mi
ZIP Area
1,922
Density / Sq Mi
$54,619
Median Household Income
$39,210
Median Earnings
$1,127
Median Rent
$164,900
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-unit residential property with updated finishes and convenient highway access.
Where is this duplex located?
The property is located at 11700 E 85th Street Raytown, MO.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Duplex with 1,886 square feet of residential space; Built in 2002; Interior workmanship and finishing details recently addressed
