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2311 Redwood Avenue, Independence, MO 64057
The building dates to 1985 and is positioned at 2311 Redwood Avenue.
Property Size9,212 SF
Price / SF$259.99
Days on Market7
Property Features for 2311 Redwood Avenue
General Information
Standard status
Active
Size
9,212 SF
Property subtype
Office
Net Operating Income
$216,486
Building Details
Year Built
1985
Year Renovated
2021
Tenancy
Multi
Listing Agency:
Opes Commercial Real Estate LLC
Listed By:
Nate Prather · License #MO
Source:
Crexi
Added: Aug 5
Changed: Aug 11
Last Checked: Aug 11 at 6:37AM
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 Opes Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This office building contains a stated property size of 9,212 and was constructed in 1985. The property is located at 2311 Redwood Avenue in Independence, Missouri 64057.
Key Highlights
- 9,212 stated property size
- Constructed in 1985
- 2311 Redwood Avenue, Independence, MO 64057
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
$140,944
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
5.88%
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%
$2,818,880
$2.8M
Cap Rate 7%
$2,013,486
$2.0M
Cap Rate 9%
$1,566,044
$1.6M
Market Conditions
NOI Build-Up for 9,212 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
$221.1K $24.00/SF
− Vacancy
−$33.2K −$3.60/SF
EGI
$187.9K $20.40/SF
− OpEx
−$47.0K −$5.10/SF
NOI
$140.9K $15.30/SF
Area
Independence, MO
Vacancy
15.00%
Lease Rate
$24.00 /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%
$2,818,880
Cap Rate 7%
$2,013,486
Cap Rate 9%
$1,566,044
Alternative Uses
Best Use
Office B
$2.01M
$1.76M – $2.35M
NOI $140,944 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.72M
$2.38M – $3.18M
NOI $190,578 @ 7.0% cap · market cap 7.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
344
Businesses Nearby
Explore this area
Business Placement
Demographics for 64057, MO
14,830
Population
6,652
Households
2.2
Avg Household Size
44
Median Age
29%
College-Educated
94%
High-School Grad
14.7 sq mi
ZIP Area
1,009
Density / Sq Mi
$71,441
Median Household Income
$44,391
Median Earnings
$1,139
Median Rent
$235,700
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - The building dates to 1985 and is positioned at 2311 Redwood Avenue.
Where is this office building located?
The property is located at 2311 Redwood Avenue Independence, MO.
What is the asking price?
The asking price for this property is $2,395,000.
What are key features of this property?
This property features: 9,212 stated property size; Constructed in 1985; 2311 Redwood Avenue, Independence, MO 64057
