Flex Industrial Building with
For Sale
Contact for pricing
203 E WALNUT ST, Grain Valley, MO 64029
Small flexible industrial building with multiple OH doors and an attached one-bedroom apartment for combined live/work use.
Property Size6,404 SF
Price / SF$101.50
Days on Market56
Property Features for 203 E WALNUT ST
General Information
Standard status
Active
Size
6,404 SF
Property subtype
Industrial
Zoning
M-1
Additional Details
Drive-In Doors
2
Multifamily Units
1
Building Details
Year Built
1986
Stories
1
Units
1
Listing Agency:
The Shearer Real Estate Company
Listed By:
Steve Shearer, CCIM · License #MO 1999030178
Source:
Crexi
Added: Jun 17
Changed: Aug 8
Last Checked: Aug 10 at 4:24AM
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 The Shearer Real Estate Company
Investment Insights
Based on property information with market context.
This first-time-on-market flex industrial building includes a showroom/retail area connected to a warehouse/shop area, with three overhead doors providing access between and into the building. There are two exterior OH doors sized for practical loading and service (20' x 11' clear and 12' x 10' clear) plus a third interior OH door (12' x 8' clear) between the showroom/retail and warehouse/shop spaces. The property also features a one-bedroom apartment with a kitchen and living room, offering a built-in live/work configuration.
The building is located just south of the I-70/40 Highway area and approximately one block east of Main Street Grain Valley on Route AA Buckner Tarsney Rd, supporting convenient access for customers and service vehicles.
For buyers or owner-users, the layout can support a tenant who needs both a front-facing showroom/retail presence and a functional shop/warehouse back area. The attached apartment may appeal to an operator seeking on-site living while maintaining separation between the commercial space and residential unit.
The building is located just south of the I-70/40 Highway area and approximately one block east of Main Street Grain Valley on Route AA Buckner Tarsney Rd, supporting convenient access for customers and service vehicles.
For buyers or owner-users, the layout can support a tenant who needs both a front-facing showroom/retail presence and a functional shop/warehouse back area. The attached apartment may appeal to an operator seeking on-site living while maintaining separation between the commercial space and residential unit.
Key Highlights
- 1986‑built small flexible industrial building with an attached 1‑bedroom apartment for combined live/work use
- Three overhead (OH) doors: two exterior OH doors (20' x 11' clear and 12' x 10' clear) plus an interior OH door (12' x 8' clear)
- Interior layout includes a showroom/retail area and a separate warehouse/shop area divided by an interior OH door
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
$38,350
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
5.90%
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%
$767,000
$767.0K
Cap Rate 7%
$547,857
$547.9K
Cap Rate 9%
$426,111
$426.1K
Market Conditions
NOI Build-Up for 6,404 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
$63.8K $9.96/SF
− Vacancy
−$4.8K −$0.75/SF
EGI
$59.0K $9.21/SF
− OpEx
−$20.7K −$3.22/SF
NOI
$38.4K $5.99/SF
Area
Jackson County, MO
Vacancy
7.50%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$767,000
Cap Rate 7%
$547,857
Cap Rate 9%
$426,111
Alternative Uses
Best Use
Warehouse
$1.68M
$1.47M – $1.97M
NOI $117,901 @ 7.0% cap · market cap 18.14%
Second Best
Industrial
$1.39M
$1.21M – $1.62M
NOI $97,095 @ 7.0% cap · market cap 14.94%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
1
Residential units
Location Intelligence
Trade Area within ½ mile
434
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 64029, MO
20,054
Population
8,185
Households
2.5
Avg Household Size
36
Median Age
30%
College-Educated
95%
High-School Grad
31.8 sq mi
ZIP Area
631
Density / Sq Mi
$89,074
Median Household Income
$50,332
Median Earnings
$1,369
Median Rent
$284,700
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Small flexible industrial building with multiple OH doors and an attached one-bedroom apartment for combined live/work use.
Where is this flex space located?
The property is located at 203 E WALNUT ST Grain Valley, MO.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1986‑built small flexible industrial building with an attached 1‑bedroom apartment for combined live/work use; Three overhead (OH) doors: two exterior OH doors (20' x 11' clear and 12' x 10' clear) plus an interior OH door (12' x 8' clear); Interior layout includes a showroom/retail area and a separate warehouse/shop area divided by an interior OH door
