Owner-Occupant Office
For Sale
Contact for pricing
Pending
3 E Armour Blvd, Kansas City, MO 64111
For sale office building offering up to 15,000 SF of available workspace.
Property Size38,200 SF
Days on Market548
Property Features for 3 E Armour Blvd
General Information
Standard status
Pending
Size
38,200 SF
Property subtype
OFFICE
Listing Agency:
Clemons Real Estate
(816) 621-2130
Listed By:
Audrey Navarro · License ##2003023010
(913) 271-6929
Source:
Moodyscre
Added: Mar 19, 2025
Changed: Sep 5
Last Checked: Sep 16 at 8:52PM
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 Clemons Real Estate
Investment Insights
Based on property information with market context.
This office building is a strong fit for an owner-occupant, with up to 15,000 SF of office space available. The property is offered for sale as a commercial real estate asset totaling 38,200 square feet.
The offering is located at 3 E Armour Blvd in Kansas City, Missouri, and is presented as a flexible office option based on the available space.
Prospective purchasers should review the available office layout and space configuration to confirm fit for their intended occupancy or tenant needs.
The offering is located at 3 E Armour Blvd in Kansas City, Missouri, and is presented as a flexible office option based on the available space.
Prospective purchasers should review the available office layout and space configuration to confirm fit for their intended occupancy or tenant needs.
Key Highlights
- Office building for sale offering up to 15,000 SF of available workspace
- Suitable for an owner‑occupant
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
$539,697
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
9.07%
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%
$10,793,940
$10.8M
Cap Rate 7%
$7,709,957
$7.7M
Cap Rate 9%
$5,996,633
$6.0M
Market Conditions
NOI Build-Up for 38,200 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
$861.8K $22.56/SF
− Vacancy
−$142.2K −$3.72/SF
EGI
$719.6K $18.84/SF
− OpEx
−$179.9K −$4.71/SF
NOI
$539.7K $14.13/SF
Area
Kansas City, MO
Vacancy
16.50%
Lease Rate
$22.56 /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%
$10,793,940
Cap Rate 7%
$7,709,957
Cap Rate 9%
$5,996,633
Alternative Uses
Best Use
Office B
$7.71M
$6.75M – $8.99M
NOI $539,697 @ 7.0% cap · market cap 9.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.10M
$7.96M – $10.62M
NOI $636,919 @ 7.0% cap · market cap 10.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,253
Businesses Nearby
Explore this area
Business Placement
Demographics for 64111, MO
17,112
Population
12,430
Households
1.4
Avg Household Size
33
Median Age
64%
College-Educated
96%
High-School Grad
2.7 sq mi
ZIP Area
6,338
Density / Sq Mi
$61,802
Median Household Income
$49,942
Median Earnings
$1,184
Median Rent
$269,500
Median Home Value
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Market
Vacancy Rate% for Office in Kansas City, MO
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Frequently Asked Questions
What type of property is this?
Office building - For sale office building offering up to 15,000 SF of available workspace.
Where is this office building located?
The property is located at 3 E Armour Blvd Kansas City, MO.
What is the asking price?
The asking price for this property is $5,950,000.
What are key features of this property?
This property features: Office building for sale offering up to 15,000 SF of available workspace; Suitable for an owner‑occupant
