Drive-Through Warehouse with
For Sale
$1,295,000
530 N State Route 291, Independence, MO 64056
Industrial site features a drive-through 3,600 SF warehouse/office, covered storage, and fenced yard with multiple D.I. doors.
Property Size4,600 SF
Lot Size10.90 Acres
Price / SF$281.52
Days on Market116
Property Features for 530 N State Route 291
General Information
Standard status
Active
Size
4,600 SF
Lot size
10.90 Acres
Site & Location
Fenced Yard
Yes
Utilities to Site
Yes
Warehouse & Industrial
Drive-In Doors
3
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$21,429
Listing Agency:
Haith & Company Realtors
(816) 642-7287
Listed By:
Jake LaFevers · License #2011012354
(816) 642-7287
Source:
Exprealty
Added: May 1
Changed: Aug 24
Last Checked: Aug 24 at 12:05AM
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 Haith & Company Realtors
Investment Insights
Based on property information with market context.
This 10.9-acre industrial property includes a 3,600 SF drive-through warehouse/office along with approximately 1,000 SF of covered storage and a fenced yard improved with asphalt and packed gravel. The facility has three drive-in doors: two doors measuring 13' x 13'8" and one measuring 12' x 18', plus gas warehouse heaters and HVAC in the office.
The site is equipped with 3-phase 200 amp power and utilities including city gas and electric, with septic that was pumped last year. The property is located directly across Route 291 from a large underground industrial complex totaling roughly 4.4 million SF.
This configuration supports practical light-industrial and logistics needs, with dedicated yard area for staging and a drive-through warehouse layout for efficient vehicle movement.
The site is equipped with 3-phase 200 amp power and utilities including city gas and electric, with septic that was pumped last year. The property is located directly across Route 291 from a large underground industrial complex totaling roughly 4.4 million SF.
This configuration supports practical light-industrial and logistics needs, with dedicated yard area for staging and a drive-through warehouse layout for efficient vehicle movement.
Key Highlights
- 10.9‑acre industrial site in Independence with ~2.5 acres of fenced yard surfaced with asphalt and packed gravel
- 3,600 SF drive‑through warehouse/office with gas warehouse heaters
- ~1,000 SF covered storage area
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
$56,970
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
4.40%
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%
$1,139,400
$1.1M
Cap Rate 7%
$813,857
$813.9K
Cap Rate 9%
$633,000
$633.0K
Market Conditions
NOI Build-Up for 4,600 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
$71.8K $15.60/SF
− Vacancy
−$4.7K −$1.03/SF
EGI
$67.0K $14.57/SF
− OpEx
−$10.1K −$2.19/SF
NOI
$57.0K $12.38/SF
Area
Independence, MO
Vacancy
6.60%
Lease Rate
$15.60 /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%
$1,139,400
Cap Rate 7%
$813,857
Cap Rate 9%
$633,000
Alternative Uses
Best Use
Warehouse
$813.9K
$712.1K – $949.5K
NOI $56,970 @ 7.0% cap · market cap 4.40%
Second Best
Flex RnD
$674.5K
$590.2K – $787.0K
NOI $47,218 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,165 @ 7.0% cap · market cap 7.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Yes
Heavy power
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 64056, MO
17,373
Population
6,451
Households
2.7
Avg Household Size
34
Median Age
20%
College-Educated
90%
High-School Grad
19.7 sq mi
ZIP Area
882
Density / Sq Mi
$68,696
Median Household Income
$36,529
Median Earnings
$1,290
Median Rent
$176,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial site features a drive-through 3,600 SF warehouse/office, covered storage, and fenced yard with multiple D.I. doors.
Where is this flex space located?
The property is located at 530 N State Route 291 Independence, MO.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 10.9‑acre industrial site in Independence with ~2.5 acres of fenced yard surfaced with asphalt and packed gravel; 3,600 SF drive‑through warehouse/office with gas warehouse heaters; ~1,000 SF covered storage area
