Two-Unit Duplex
For Sale
Contact for pricing
Pending
1601 SW Sunset St, Blue Springs, MO 64015
Duplex with two 3-bedroom units, finished basements, attached two-car garages, and recent roof and window replacements.
Property Size2,600 SF
Days on Market141
Property Features for 1601 SW Sunset St
General Information
Standard status
Pending
Size
2,600 SF
Class
B
Property subtype
Multifamily
Zoning
RES
Occupancy
100%
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
finished basements
attached 2-car garages
Building Details
Year Built
1972
Buildings
1
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
Lutz Sales + Investments
Listed By:
Michelle Lutz · License #2018036086
(913) 426-5576
Source:
Crexi
Added: Apr 20
Changed: Aug 8
Last Checked: Jul 26 at 11:59AM
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 Lutz Sales + Investments
Investment Insights
Based on property information with market context.
This duplex offers two separate residential units, each configured with three bedrooms and 1.5 bathrooms. Both units include finished basements and attached two-car garages. Capital improvements include a roof replacement in 2021 and window replacements in 2020.
The property is currently occupied, generating monthly rent of $1,200 and $1,400 per unit. The remarks indicate market rents of approximately $1,595. Located in Blue Springs with convenient I-70/I-470 access, the area is described as close to St. Mary’s Medical Center, Lake Jacomo, Fleming Park, and Burr Oak Woods Conservation Area.
With most major capital expenses already completed, the stated opportunity is primarily cosmetic renovations to support potential rental increases.
The property is currently occupied, generating monthly rent of $1,200 and $1,400 per unit. The remarks indicate market rents of approximately $1,595. Located in Blue Springs with convenient I-70/I-470 access, the area is described as close to St. Mary’s Medical Center, Lake Jacomo, Fleming Park, and Burr Oak Woods Conservation Area.
With most major capital expenses already completed, the stated opportunity is primarily cosmetic renovations to support potential rental increases.
Key Highlights
- Duplex built in 1972 with two 3‑bedroom units and 1.5 bathrooms each
- Roof replaced in 2021 and windows replaced in 2020
- Both units currently occupied: $1,200/month and $1,400/month (market rents about $1,595)
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
$25,965
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
6.92%
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%
$519,300
$519.3K
Cap Rate 7%
$370,929
$370.9K
Cap Rate 9%
$288,500
$288.5K
Market Conditions
NOI Build-Up for 2,600 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 $15.36/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$37.1K $14.27/SF
− OpEx
−$11.1K −$4.28/SF
NOI
$26.0K $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%
$519,300
Cap Rate 7%
$370,929
Cap Rate 9%
$288,500
Alternative Uses
Best Use
Multifamily LT 5
$370.9K
$324.6K – $432.8K
NOI $25,965 @ 7.0% cap · market cap 6.92%
Second Best
Apartment 5plus
$342.4K
$299.6K – $399.5K
NOI $23,968 @ 7.0% cap · market cap 6.39%
Theoretical Best
Warehouse
$683.8K
$598.3K – $797.8K
NOI $47,867 @ 7.0% cap · market cap 12.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
676
Businesses Nearby
Explore this area
Business Placement
Demographics for 64015, MO
33,063
Population
13,147
Households
2.5
Avg Household Size
39
Median Age
34%
College-Educated
96%
High-School Grad
19.6 sq mi
ZIP Area
1,687
Density / Sq Mi
$81,242
Median Household Income
$51,065
Median Earnings
$1,148
Median Rent
$249,500
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 - Duplex with two 3-bedroom units, finished basements, attached two-car garages, and recent roof and window replacements.
Where is this duplex located?
The property is located at 1601 SW Sunset St Blue Springs, MO.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Duplex built in 1972 with two 3‑bedroom units and 1.5 bathrooms each; Roof replaced in 2021 and windows replaced in 2020; Both units currently occupied: $1,200/month and $1,400/month (market rents about $1,595)
