Tilt-Up Concrete
For Sale
$950,000
350 S Boyer Rd., El Dorado, KS 67042
Warehouse facility with finished office space, mezzanine storage, fenced gravel yard, and supplemental heating systems.
Property Size5,813 SF
Days on Market48
Property Features for 350 S Boyer Rd.
General Information
Standard status
Active
Size
5,813 SF
Property subtype
Industrial
Zoning
LC
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Building Details
Building Size
5,813 SF
Year Built
1979
Construction
tilt-up concrete
Listing Agency:
J.P. Weigand & Sons, Inc.
Listed By:
Austin Swisher, CCIM · License #00240314
(316) 292-3902
Source:
Weigand
Added: Aug 9
Changed: Sep 23
Last Checked: Sep 24 at 8:37AM
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 J.P. Weigand & Sons, Inc.
Investment Insights
Based on property information with market context.
This warehouse facility features tilt-up concrete construction with a T-beam structural roof. Interior improvements include a 1,000 SF finished office, mezzanine, and steel shelving. An air compressor system with drops supports warehouse operations, while bulk-oil supplemental and infrared heating systems provide additional heat. City water and sewage serve the property.
Exterior improvements include a fenced yard with compacted gravel. An on-site mobile home is also included. The property is located at 350 S. Boyer Rd. in El Dorado, Kansas.
Exterior improvements include a fenced yard with compacted gravel. An on-site mobile home is also included. The property is located at 350 S. Boyer Rd. in El Dorado, Kansas.
Key Highlights
- Tilt‑up concrete construction with T‑beam structural roof
- 1,000 SF finished office with mezzanine and steel shelving
- Air compressor system with drops
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
$39,430
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
4.15%
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%
$788,600
$788.6K
Cap Rate 7%
$563,286
$563.3K
Cap Rate 9%
$438,111
$438.1K
Market Conditions
NOI Build-Up for 5,813 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
$48.8K $8.40/SF
− Vacancy
−$2.4K −$0.42/SF
EGI
$46.4K $7.98/SF
− OpEx
−$7.0K −$1.20/SF
NOI
$39.4K $6.78/SF
Area
Butler County, KS
Vacancy
5.00%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
15.00%
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%
$788,600
Cap Rate 7%
$563,286
Cap Rate 9%
$438,111
Alternative Uses
Best Use
Warehouse
$563.3K
$492.9K – $657.2K
NOI $39,430 @ 7.0% cap · market cap 4.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,386 @ 7.0% cap · market cap 9.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 67042, KS
17,458
Population
7,342
Households
2.4
Avg Household Size
38
Median Age
24%
College-Educated
91%
High-School Grad
258.2 sq mi
ZIP Area
68
Density / Sq Mi
$56,633
Median Household Income
$37,251
Median Earnings
$868
Median Rent
$133,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse facility with finished office space, mezzanine storage, fenced gravel yard, and supplemental heating systems.
Where is this warehouse located?
The property is located at 350 S Boyer Rd. El Dorado, KS.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Tilt‑up concrete construction with T‑beam structural roof; 1,000 SF finished office with mezzanine and steel shelving; Air compressor system with drops
