Long-Term Verizon Retail
For Sale
$1,690,000
4651 Bauer Farm Dr, Lawrence, KS 66049
A retail storefront sold with a long-term lease to an authorized Verizon retailer with multiple renewal options.
Property Size2,400 SF
Days on Market82
Property Features for 4651 Bauer Farm Dr
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Retail
Building Details
Building Size
2,400 SF
Year Built
2019
Tenancy
Single
Listing Agency:
CP Partners
Listed By:
John Andreini · License #CalDRE #01440360
(415) 274-2715
Source:
Cppcre
Added: Jun 16
Changed: Sep 4
Last Checked: Sep 5 at 6:43AM
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 CP Partners
Investment Insights
Based on property information with market context.
This property is a retail storefront offered for sale with an existing long-term lease to the largest authorized Verizon retailer in the U.S. The lease has more than three years remaining in the base term, along with three, five-year options to extend. Rental increases are scheduled at 10% for the renewal periods.
The asset is located in Lawrence, a densely populated college town home to the University of Kansas, with 30,770 students.
For buyers seeking a stabilized, single-tenant retail investment with an ongoing operator in place, this offering centers on the remaining base term and the clearly defined extension options. Prospective investors and retail-focused buyers can underwrite the lease duration and the stated rent increase structure for future option periods, using the current lease as the primary driver of cash flow expectations.
The asset is located in Lawrence, a densely populated college town home to the University of Kansas, with 30,770 students.
For buyers seeking a stabilized, single-tenant retail investment with an ongoing operator in place, this offering centers on the remaining base term and the clearly defined extension options. Prospective investors and retail-focused buyers can underwrite the lease duration and the stated rent increase structure for future option periods, using the current lease as the primary driver of cash flow expectations.
Key Highlights
- Built in 2019
- Long‑term lease to an authorized Verizon retailer
- Lease includes 3+ years remaining in the base term
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
$49,438
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
2.93%
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%
$988,760
$988.8K
Cap Rate 7%
$706,257
$706.3K
Cap Rate 9%
$549,311
$549.3K
Market Conditions
NOI Build-Up for 2,400 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
$72.3K $30.12/SF
− Vacancy
−$1.7K −$0.69/SF
EGI
$70.6K $29.43/SF
− OpEx
−$21.2K −$8.83/SF
NOI
$49.4K $20.60/SF
Area
Douglas County, KS
Vacancy
2.30%
Lease Rate
$30.12 /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%
$988,760
Cap Rate 7%
$706,257
Cap Rate 9%
$549,311
Alternative Uses
Best Use
Retail
$706.3K
$618.0K – $824.0K
NOI $49,438 @ 7.0% cap · market cap 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
584
Businesses Nearby
231k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Superstores 26%
Groceries 21%
Shops & Services 10%
Walmart
Superstores
60,353 visits/mo
0.4 miles
Dillons
Groceries
35,718 visits/mo
0.1 miles
McDonald's
Dining
27,197 visits/mo
0.3 miles
Sprouts Farmers Market
Groceries
11,974 visits/mo
0.1 miles
The Big Biscuit
Dining
11,083 visits/mo
0.2 miles
Demographics for 66049, KS
32,131
Population
15,405
Households
2.1
Avg Household Size
37
Median Age
62%
College-Educated
96%
High-School Grad
45.2 sq mi
ZIP Area
711
Density / Sq Mi
$90,755
Median Household Income
$49,826
Median Earnings
$1,145
Median Rent
$362,600
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - A retail storefront sold with a long-term lease to an authorized Verizon retailer with multiple renewal options.
Where is this retail space located?
The property is located at 4651 Bauer Farm Dr Lawrence, KS.
What is the asking price?
The asking price for this property is $1,690,000.
What are key features of this property?
This property features: Built in 2019; Long‑term lease to an authorized Verizon retailer; Lease includes 3+ years remaining in the base term
