Industrial Building with
For Sale
Contact for pricing
401 E South Outer Belt Road, Grain Valley, MO 64029
Industrial-flex building on 12.51 acres with M1 zoning, I-70 visibility, and a rail spur on site.
Property Size25,000 SF
Price / SF$146
Days on Market125
Property Features for 401 E South Outer Belt Road
General Information
Standard status
Active
Size
25,000 SF
Property subtype
Industrial
Zoning
M1 - Light Industrial
Investment Type
Owner/User
Building Details
Tenancy
Single
Listing Agency:
Block & Company Inc
Listed By:
Phil Peck, CCIM · License #KS SP00229985
(816) 753-6000
Source:
Crexi
Added: May 7
Changed: Aug 13
Last Checked: Sep 7 at 6:26AM
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 Block & Company Inc
Investment Insights
Based on property information with market context.
This industrial building with land includes a 25,000 SF facility on 12.51 acres and is zoned M1 (Light Industrial). The property is positioned for interstate-oriented use and includes an on-site Kansas City Southern Railroad spur on the south end of the site.
The building benefits from Interstate 70 visibility, with public remarks citing 59,329 VPD. The property is listed for sale at 401 E. South Outer Belt Road in Grain Valley, Missouri.
According to the current operating status noted in the remarks, the site is presently used as an entertainment venue, while the seller describes the property as well-suited for industrial-flex-distribution users.
The building benefits from Interstate 70 visibility, with public remarks citing 59,329 VPD. The property is listed for sale at 401 E. South Outer Belt Road in Grain Valley, Missouri.
According to the current operating status noted in the remarks, the site is presently used as an entertainment venue, while the seller describes the property as well-suited for industrial-flex-distribution users.
Key Highlights
- 25,000 SF industrial‑flex building on 12.51 acres at 401 E. South Outer Belt Road in Grain Valley, MO
- M1 – Light Industrial zoning
- I‑70 visibility with 59,329 VPD
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
$149,711
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
4.10%
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%
$2,994,220
$3.0M
Cap Rate 7%
$2,138,729
$2.1M
Cap Rate 9%
$1,663,456
$1.7M
Market Conditions
NOI Build-Up for 25,000 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
$249.0K $9.96/SF
− Vacancy
−$18.7K −$0.75/SF
EGI
$230.3K $9.21/SF
− OpEx
−$80.6K −$3.22/SF
NOI
$149.7K $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%
$2,994,220
Cap Rate 7%
$2,138,729
Cap Rate 9%
$1,663,456
Alternative Uses
Best Use
Warehouse
$6.58M
$5.75M – $7.67M
NOI $460,262 @ 7.0% cap · market cap 12.61%
Second Best
Industrial
$5.41M
$4.74M – $6.32M
NOI $379,040 @ 7.0% cap · market cap 10.38%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Under-served
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Industrial-flex building on 12.51 acres with M1 zoning, I-70 visibility, and a rail spur on site.
Where is this flex space located?
The property is located at 401 E South Outer Belt Road Grain Valley, MO.
What is the asking price?
The asking price for this property is $3,650,000.
What are key features of this property?
This property features: 25,000 SF industrial‑flex building on 12.51 acres at 401 E. South Outer Belt Road in Grain Valley, MO; M1 – Light Industrial zoning; I‑70 visibility with 59,329 VPD
