Building Details

Year Built 2009

Stories 1

Units 10

Listing Agency: NextHome Professionals

Listed By: Seth Froese · License #232658

Source: Crexi

Added: Nov 8, 2025 Changed: Aug 8 Last Checked: Jul 24 at 11:49AM

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Investment Insights

Based on property information with market context.

This property, formerly a senior home center, presents an opportunity for renovation. Situated on 15.9 acres of private land along a paved road, the property offers country views and proximity to town. The building features 10 bedrooms and 5 full bathrooms, plus one half bathroom. The main level includes 7 bedrooms, a primary suite with a walk-in closet and bathroom, and 3 additional full bathrooms along with the half bath. The basement contains 3 more bedrooms, 1 full bath, a family room with a kitchenette, a laundry area near the stairs, and additional storage space. The property is constructed with vinyl siding and thermal pane windows. Outdoor features include a large patio and a shed. The 2,968 square foot property has potential as a large residence, multi-unit living space, or commercial space.

Key Highlights

• Large Acreage: 15.9 acres of private land
• High Bedroom Count: 10 bedrooms, suitable for large families or multi‑unit living
• Multiple Bathrooms: 5 full and 1 half bathrooms

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

$20,842

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

5.41%

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%

$416,840 $416.8K

Cap Rate 7%

$297,743 $297.7K

Cap Rate 9%

$231,578 $231.6K

Market Conditions

NOI Build-Up for 2,968 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

$39.9K $13.44/SF

− Vacancy

−$2.0K −$0.67/SF

EGI

$37.9K $12.77/SF

− OpEx

−$17.1K −$5.75/SF

NOI

$20.8K $7.02/SF

Area

Osage County, KS

Vacancy

5.00%

Lease Rate

$13.44 /SF/Yr

Expense Ratio

45.00%

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%

$416,840

Cap Rate 7%

$297,743

Cap Rate 9%

$231,578

Alternative Uses

Best Use

Apartment 5plus

$297.7K

$260.5K – $347.4K (±1% cap)

NOI $20,842 @ 7.0% cap · market cap 5.41%

Second Best

—

—

no second resolved use

Theoretical Best

Self Storage

$334.8K

$292.9K – $390.6K (±1% cap)

NOI $23,435 @ 7.0% cap · market cap 6.09%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Winter Meadow Homes ... Nursing Home

Suggested Use

Top Pick Real Estate Agency HVAC Service Auto Parts Store Pharmacy Nail Salon Veterinary Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

69

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 66414, KS

2,719

Population

1,100

Households

2.5

Avg Household Size

43

Median Age

16%

College-Educated

91%

High-School Grad

62.3 sq mi

ZIP Area

44

Density / Sq Mi

$64,821

Median Household Income

$39,976

Median Earnings

$606

Median Rent

$146,400

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this senior housing / retirement homes located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Senior housing / Retirement Home - Spacious 10-bedroom property with potential for various uses.

Where is this senior housing / retirement home located?

The property is located at 13450 S Topeka AVE Carbondale, KS.

What is the asking price?

The asking price for this property is $385,000.

What are key features of this property?

This property features: Large Acreage: 15.9 acres of private land; High Bedroom Count: 10 bedrooms, suitable for large families or multi‑unit living; Multiple Bathrooms: 5 full and 1 half bathrooms