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    Turnkey Live/Work Opportunity in Warrensburg Title is generated by Realmo AI

    1604 E Hale Lake Road, Warrensburg, MO 64093

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    Claim this Listing
    For Sale
    $1,300,000

    COMMERCIAL - Warrensburg, MO

    Lot size:
    3.36 Acres
    Added:
    Nov 21, 2025
    Days on Market:
    173
    Last Refresh:
    May 13 at 11:06 am

    Property Features for 1604 E Hale Lake Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    GB
    Parking features
    Parking Lot
    Interior features
    In-Law Floorplan, Public Restroom
    Exterior features
    Building Sign, Pole Sign
    Standard status
    Active
    APN
    11-9.0-31-000-005-002.01
    Lot size
    3.36 Acres

    Taxes and HOA fees

    Tax Description
    MEANS ADDITION LOTS 1 & 2
    Tax Annual Amount
    5846

    Utilities

    Utilities
    Water Available

    Building Details

    Year built
    1981
    Floors in Building
    2

    We can help!

    Listing Contact
    Tony Conant
    Tony Conant

    Listing agent Tony Conant License #2004013680

    Listing office Keller Williams Platinum Prtnr 3751 NE Ralph Powell Rd., Lee's Summit, MO

    Listing date Nov 21, 2025

    MLS# 2588916

    Copyright © 2026 Heartland Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Profitable, turnkey dog kennel business with immediate cash flow
    • Luxury log cabin residence on 3.6 acres inside city limits
    • Expansion potential: infrastructure in place for veterinary services or grooming
    • "House hacking" opportunity: business can cover mortgage
    • Detached garage suitable for conversion to short‑term rental (Airbnb)
    • In‑law floorplan

    Overview

    Located within city limits on a 3.6-acre lot, this property presents a turnkey live/work opportunity. It features a residential log cabin and a fully operational dog kennel with high revenue. The existing business has infrastructure in place to expand into veterinary services or professional grooming. The property offers "house hacking" potential, allowing the business to cover the mortgage while the owner occupies the residence. A detached garage is positioned for conversion into a short-term rental unit. The property is zoned GB and is located in Warrensburg, MO.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Live-work space

    Suggested Use

    Real Estate Agency Hair Salon Hotel & Motel Storage Facility Garden Center Clothing & Fashion Store Home Appliance Store Pet Grooming Service (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Warrensburg
    County
    Johnson
    State
    Missouri
    Longitude
    -93.70879
    Latitude
    38.743363

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    FAQs

    What type of property is this?
    Live-work space - Profitable kennel, luxury log cabin, and expansion potential on 3.6 acres.
    Where is this live-work space located?
    The property is located at 1604 E Hale Lake Road Warrensburg, MO.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: Profitable, turnkey dog kennel business with immediate cash flow; Luxury log cabin residence on 3.6 acres inside city limits; Expansion potential: infrastructure in place for veterinary services or grooming
    (660) 223-2507
    We can help!
    Listing Contact
    Tony Conant
    Tony Conant
    Real Estate License ID: 2004013680
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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