Live-Work Property With
For Sale
Contact for pricing
25594 Somerset Road, Paola, KS 66071
Rural property combines finished living quarters, substantial shop space, utilities, and multiple potential uses.
Property Size7,500 SF
Lot Size15.00 Acres
Price / SF$106
Days on Market77
Property Features for 25594 Somerset Road
General Information
Standard status
Active
Size
7,500 SF
Lot size
15.00 Acres
Property subtype
Land, Special Purpose, Multifamily
Zoning
CS
Additional Details
Utilities to Site
Yes
Power
400 amps
Land Use
residential, agricultural, equestrian, recreational
Amenities
pond
creek
mature trees
open pasture
covered porch
kitchenette
RV hookups
basketball goals
TV setup
Building Details
Stories
1
Building Size
7,500 SF
Listing Agency:
Platinum Realty LLC
(913) 710-6742
Listed By:
Erin Ptacek · License #SP00223885
Source:
Crexi
Added: Jun 15
Changed: Aug 30
Last Checked: Aug 30 at 4:29AM
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 Platinum Realty LLC
Investment Insights
Based on property information with market context.
Set on 15 acres, this live-work property includes a 60-by-125-foot shop with 1,600 square feet of living space. The 1.5-story quarters offer an open layout, three bedrooms—including one non-conforming bedroom—2.5 bathrooms, and a main-level primary suite. Plumbing for radiant heat is installed in the concrete floors, while the living area is all-electric and insulated. A 10-foot wraparound covered porch faces a spring-fed pond, creek, mature trees, and open pasture.
The shop is divided between a finished, heated, insulated area with a concrete floor and a second section with a sand base. Interior improvements include a kitchenette, full RV hookups, basketball goals, and a large TV setup. The property also has 400 AMP electrical service, water, and a septic system. Zoned CS and located at 25594 Somerset Road in Paola, Kansas, the site supports a combination of living, storage, equipment, and recreational functions.
The shop is divided between a finished, heated, insulated area with a concrete floor and a second section with a sand base. Interior improvements include a kitchenette, full RV hookups, basketball goals, and a large TV setup. The property also has 400 AMP electrical service, water, and a septic system. Zoned CS and located at 25594 Somerset Road in Paola, Kansas, the site supports a combination of living, storage, equipment, and recreational functions.
Key Highlights
- 15 acres with a 60x125 shop and 1,600 square feet of living space
- 400 AMP electrical service, water, and septic system already in place
- 1.5‑story living quarters with 3 bedrooms and 2.5 bathrooms
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
$47,880
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
6.02%
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%
$957,600
$957.6K
Cap Rate 7%
$684,000
$684.0K
Cap Rate 9%
$532,000
$532.0K
Market Conditions
NOI Build-Up for 7,500 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
$72.0K $9.60/SF
− Vacancy
−$3.6K −$0.48/SF
EGI
$68.4K $9.12/SF
− OpEx
−$20.5K −$2.74/SF
NOI
$47.9K $6.38/SF
Area
Miami County, KS
Vacancy
5.00%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
30.00%
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%
$957,600
Cap Rate 7%
$684,000
Cap Rate 9%
$532,000
Alternative Uses
Best Use
Office B
$1.48M
$1.29M – $1.72M
NOI $103,275 @ 7.0% cap · market cap 12.99%
Second Best
Mixed Use
$1.20M
$1.05M – $1.40M
NOI $83,700 @ 7.0% cap · market cap 10.53%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 66071, KS
12,416
Population
5,415
Households
2.3
Avg Household Size
45
Median Age
30%
College-Educated
94%
High-School Grad
229.3 sq mi
ZIP Area
54
Density / Sq Mi
$82,042
Median Household Income
$48,676
Median Earnings
$1,068
Median Rent
$261,400
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?
Live-work space - Rural property combines finished living quarters, substantial shop space, utilities, and multiple potential uses.
Where is this live-work space located?
The property is located at 25594 Somerset Road Paola, KS.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 15 acres with a 60x125 shop and 1,600 square feet of living space; 400 AMP electrical service, water, and septic system already in place; 1.5‑story living quarters with 3 bedrooms and 2.5 bathrooms
