Two-Unit Mixed-Use
New
For Sale
$1,700,000
1825-1827 Buchanan Street, Kansas City, MO 64116
Commercial Sale, Kansas City, MO
Property Size6,100 SF
Lot Size0.20 Acres
Price / SF$278.69
Days on Market1
Property Features for 1825-1827 Buchanan Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
C-1
Parking features
On Street
Interior features
Private Restroom
Directions
I-29 to Armour Road (west) to Buchanan Street (South) to property.
Subdivision
101 - North Kansas City (31st St North)
Standard status
Active
APN
17-609-00-05-001.01
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
PHILLIPS' ADDITION AMENDED PLAT LT 3
Tax Annual Amount
14677
Legal Description
PHILLIPS' ADDITION AMENDED PLAT LT 3
Utilities
Utilities
Water Available
Amenities
outdoor asphalt patio yard area
covered stage
beer cooler
kitchen hoods with fire suppression system
steel shelving
steel stairs
new composite flooring
ADA bathrooms
new commercial aluminum garage door
Building Details
Year built
1957
Floors in Building
2
Listing Agency:
BHG Kansas City Homes · Better Homes and Gardens Real Estate
(816) 436-3600
Listed By:
Leslie Hogan · License #2014012610
(816) 730-0155
Added: Sep 17
Last Checked: Sep 17 at 5:06PM
MLS# 2642754
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.
Investment Insights
Based on property information with market context.
This two-unit mixed-use property at 1825-1827 Buchanan Street includes 6,100 square feet of interior space, comprising a 4,950-square-foot base level and 1,150-square-foot mezzanine. The restaurant-oriented side includes a 4,100-square-foot asphalt patio yard with a covered stage. Interior improvements include a 10-by-10 beer cooler with glass doors, kitchen hoods with fire suppression, two ADA bathrooms, composite flooring in the main dining area, steel bar shelving, and a steel stairway connecting to the mezzanine. The 1827 unit also has a newer commercial aluminum garage door and opener.
Both units are tenant occupied. The property is zoned C-1 and was built in 1957. On-street parking is available along Buchanan Street, with a pay-to-park lot across the street. The property also offers access to water service and is near multiple highway access points and downtown Kansas City.
Both units are tenant occupied. The property is zoned C-1 and was built in 1957. On-street parking is available along Buchanan Street, with a pay-to-park lot across the street. The property also offers access to water service and is near multiple highway access points and downtown Kansas City.
Key Highlights
- 6,100 SF of interior space with a 4,950 SF base level and 1,150 SF mezzanine
- Two‑unit property with both units tenant occupied
- 4,100 SF asphalt patio yard with covered stage
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
$70,826
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
4.17%
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%
$1,416,520
$1.4M
Cap Rate 7%
$1,011,800
$1.0M
Cap Rate 9%
$786,956
$787.0K
Market Conditions
NOI Build-Up for 6,100 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
$97.4K $15.96/SF
− Vacancy
−$2.9K −$0.48/SF
EGI
$94.4K $15.48/SF
− OpEx
−$23.6K −$3.87/SF
NOI
$70.8K $11.61/SF
Area
Kansas City, MO
Vacancy
3.00%
Lease Rate
$15.96 /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%
$1,416,520
Cap Rate 7%
$1,011,800
Cap Rate 9%
$786,956
Alternative Uses
Best Use
Specialty Retail
$1.01M
$885.3K – $1.18M
NOI $70,826 @ 7.0% cap · market cap 4.17%
Second Best
Mixed Use
$958.8K
$838.9K – $1.12M
NOI $67,115 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$1.45M
$1.27M – $1.70M
NOI $101,707 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
1,362
Businesses Nearby
77k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 67%
Dining 31%
Beauty & Spa 2%
QuikTrip
Shops & Services
44,746 visits/mo
0.5 miles
SONIC Drive In
Dining
9,294 visits/mo
0.5 miles
First Watch
Dining
8,605 visits/mo
0.2 miles
Dollar General
Shops & Services
5,762 visits/mo
0.0 miles
Scooter's Coffee
Dining
5,650 visits/mo
0.5 miles
Demographics for 64116, MO
17,670
Population
9,691
Households
1.8
Avg Household Size
38
Median Age
41%
College-Educated
94%
High-School Grad
10.8 sq mi
ZIP Area
1,636
Density / Sq Mi
$63,352
Median Household Income
$42,653
Median Earnings
$1,252
Median Rent
$226,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Kansas City, MO
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Tenant-occupied commercial property with restaurant improvements, mezzanine seating, and an outdoor patio with covered stage.
Where is this mixed-use property located?
The property is located at 1825-1827 Buchanan Street Kansas City, MO.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 6,100 SF of interior space with a 4,950 SF base level and 1,150 SF mezzanine; Two‑unit property with both units tenant occupied; 4,100 SF asphalt patio yard with covered stage
