Historic Mixed-Use
For Sale
Contact for pricing
2510 E 85th St, Kansas City, MO 64132
B3-2-zoned property combines storefront, upper-level workspace potential, and an adjoining parcel for parking, storage, or expansion.
Property Size4,800 SF
Price / SF$124.98
Days on Market152
Property Features for 2510 E 85th St
General Information
Standard status
Active
Size
4,800 SF
Property subtype
Retail, Office, Industrial, Mixed Use
Zoning
B3-2
Site & Location
Traffic Count
12,000 vehicles/day
Road Access
Yes
Building Details
Year Built
1914
Buildings
1
Stories
2
Building Size
4,800 SF
Listing Agency:
Midwest CRE Advisors, LLC
Listed By:
Logan Freeman · License #2017044342
Source:
Crexi
Added: Apr 2
Changed: Aug 30
Last Checked: Aug 30 at 4:20PM
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 Midwest CRE Advisors, LLC
Investment Insights
Based on property information with market context.
Ellis Hall is a mixed-use commercial property at 2510 E 85th St in Kansas City, Missouri. Built in 1914, the approximately 4,800-square-foot building includes first-floor storefront space, second-floor office or residential potential, and about 900 square feet of garage and storage area. The configuration supports retail, office, creative workspace, or live/work use, subject to applicable requirements.
An adjacent approximately 9,700-square-foot parcel accompanies the building and can serve parking or storage needs while supporting future expansion, additional construction, or long-term assemblage. The property fronts the 85th & Prospect corridor, with reported daily traffic of approximately 8,000–12,000 vehicles. B3-2 zoning provides a broad commercial-use framework for the site.
An adjacent approximately 9,700-square-foot parcel accompanies the building and can serve parking or storage needs while supporting future expansion, additional construction, or long-term assemblage. The property fronts the 85th & Prospect corridor, with reported daily traffic of approximately 8,000–12,000 vehicles. B3-2 zoning provides a broad commercial-use framework for the site.
Key Highlights
- Approximately 4,800 SF historic commercial building constructed in 1914
- Adjacent approximately 9,700 SF development parcel
- Approximately 900 SF of garage and storage space
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
$52,812
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
8.80%
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%
$1,056,240
$1.1M
Cap Rate 7%
$754,457
$754.5K
Cap Rate 9%
$586,800
$586.8K
Market Conditions
NOI Build-Up for 4,800 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
$93.9K $19.56/SF
− Vacancy
−$9.4K −$1.96/SF
EGI
$84.5K $17.60/SF
− OpEx
−$31.7K −$6.60/SF
NOI
$52.8K $11.00/SF
Area
Kansas City, MO
Vacancy
10.00%
Lease Rate
$19.56 /SF/Yr
Expense Ratio
37.50%
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%
$1,056,240
Cap Rate 7%
$754,457
Cap Rate 9%
$586,800
Alternative Uses
Best Use
Office B
$968.8K
$847.7K – $1.13M
NOI $67,815 @ 7.0% cap · market cap 11.30%
Second Best
Mixed Use
$754.5K
$660.2K – $880.2K
NOI $52,812 @ 7.0% cap · market cap 8.80%
Theoretical Best
Office A
$1.14M
$1.00M – $1.33M
NOI $80,032 @ 7.0% cap · market cap 13.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
164
Businesses Nearby
Explore this area
Business Placement
Demographics for 64132, MO
13,013
Population
6,006
Households
2.2
Avg Household Size
35
Median Age
11%
College-Educated
85%
High-School Grad
10.8 sq mi
ZIP Area
1,205
Density / Sq Mi
$43,798
Median Household Income
$31,632
Median Earnings
$1,094
Median Rent
$90,900
Median Home Value
Market
Vacancy Rate% for Office in Kansas City, MO
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - B3-2-zoned property combines storefront, upper-level workspace potential, and an adjoining parcel for parking, storage, or expansion.
Where is this mixed-use property located?
The property is located at 2510 E 85th St Kansas City, MO.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Approximately 4,800 SF historic commercial building constructed in 1914; Adjacent approximately 9,700 SF development parcel; Approximately 900 SF of garage and storage space
