Climate-Controlled Self Storage
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For Sale
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17306 E US Highway 24, Independence, MO 64056
Self storage property with climate-controlled units, exterior storage, on-site management, and secured customer access.
Property Size50,000 SF
Price / SF$300
Days on Market7
Property Features for 17306 E US Highway 24
General Information
Standard status
Active
Size
50,000 SF
Property subtype
Self Storage
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Conditioned Warehouse
Yes
Amenities
mechanical access gate system
exterior and interior security cameras
onsite retail office
Building Details
Buildings
1
Building Size
50,000 SF
Listing Agency:
NAI Heartland
Listed By:
Jon England · License #KS 00221043
(913) 890-2002
Source:
Crexi
Added: Sep 7
Changed: Sep 9
Last Checked: Sep 13 at 4:26AM
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 NAI Heartland
Investment Insights
Based on property information with market context.
This self storage facility contains 115,000 SF across two distinct storage formats. A 50,000 SF building has been converted to climate-controlled units, while 65,000 SF of exterior portable units provide non-climate-controlled storage. An on-site retail office supports facility operations and customer service.
The property is positioned along US 24 Highway in Independence, Missouri, with signage serving highway traffic. Security features include perimeter fencing, a mechanical access gate system, and both interior and exterior cameras. Extra Space Storage professionally manages the facility, which reports occupancy above 90%.
The property is positioned along US 24 Highway in Independence, Missouri, with signage serving highway traffic. Security features include perimeter fencing, a mechanical access gate system, and both interior and exterior cameras. Extra Space Storage professionally manages the facility, which reports occupancy above 90%.
Key Highlights
- 115,000 SF self storage facility with climate‑controlled and exterior storage options
- 50,000 SF building converted into climate‑controlled storage units
- 65,000 SF of exterior portable non‑climate storage units
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
$619,242
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
4.13%
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%
$12,384,840
$12.4M
Cap Rate 7%
$8,846,314
$8.8M
Cap Rate 9%
$6,880,467
$6.9M
Market Conditions
NOI Build-Up for 50,000 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
$780.0K $15.60/SF
− Vacancy
−$51.5K −$1.03/SF
EGI
$728.5K $14.57/SF
− OpEx
−$109.3K −$2.19/SF
NOI
$619.2K $12.38/SF
Area
Independence, MO
Vacancy
6.60%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
15.00%
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%
$12,384,840
Cap Rate 7%
$8,846,314
Cap Rate 9%
$6,880,467
Alternative Uses
Best Use
Warehouse
$8.85M
$7.74M – $10.32M
NOI $619,242 @ 7.0% cap · market cap 4.13%
Second Best
Self Storage
$6.84M
$5.99M – $7.98M
NOI $478,800 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$14.78M
$12.93M – $17.24M
NOI $1,034,400 @ 7.0% cap · market cap 6.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
263
Businesses Nearby
Explore this area
Business Placement
Demographics for 64056, MO
17,373
Population
6,451
Households
2.7
Avg Household Size
34
Median Age
20%
College-Educated
90%
High-School Grad
19.7 sq mi
ZIP Area
882
Density / Sq Mi
$68,696
Median Household Income
$36,529
Median Earnings
$1,290
Median Rent
$176,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Self storage facility - Self storage property with climate-controlled units, exterior storage, on-site management, and secured customer access.
Where is this self storage facility located?
The property is located at 17306 E US Highway 24 Independence, MO.
What is the asking price?
The asking price for this property is $15,000,000.
What are key features of this property?
This property features: 115,000 SF self storage facility with climate‑controlled and exterior storage options; 50,000 SF building converted into climate‑controlled storage units; 65,000 SF of exterior portable non‑climate storage units
