Renovated Office Building with
For Sale
$1,800,000
6600A Royal St, Pleasant Valley, MO 64068
Renovated 12,000-square-foot office building leased to a therapy provider.
Property Size12,000 SF
Price / SF$150
Days on Market58
Property Features for 6600A Royal St
General Information
Standard status
Active
Size
12,000 SF
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$30,500
Building Details
Year Renovated
2025
Tenancy
Single
Listing Agency:
R.W. STRODER INC
(816) 204-4070
Listed By:
Rick Stroder
(816) 204-4070
Source:
Exprealty
Added: Jun 25
Changed: Aug 14
Last Checked: Aug 20 at 11:11AM
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 R.W. STRODER INC
Investment Insights
Based on property information with market context.
This offering presents a completely renovated office building with a stated total size of 12,000 square feet. The property is leased under a 10-year lease, with 8 years and 8 months remaining as of the information provided. Rent is currently $15,450 per month, with a 3.0% per annum increase.
The tenant operates Success on the Spectrum, providing ABA Therapy, Speech Therapy, and Occupational Therapy to children with Autism up to age 18. The property is located at 6600A Royal St in Pleasant Valley, Missouri.
For buyers evaluating a leased medical-adjacent office asset, this building offers a turnkey income approach tied to an existing therapy tenant and a long remaining lease term. The 2025 renovation may also support ongoing operating needs for an office-based clinical or educational services environment, subject to lease terms and tenant requirements.
The tenant operates Success on the Spectrum, providing ABA Therapy, Speech Therapy, and Occupational Therapy to children with Autism up to age 18. The property is located at 6600A Royal St in Pleasant Valley, Missouri.
For buyers evaluating a leased medical-adjacent office asset, this building offers a turnkey income approach tied to an existing therapy tenant and a long remaining lease term. The 2025 renovation may also support ongoing operating needs for an office-based clinical or educational services environment, subject to lease terms and tenant requirements.
Key Highlights
- 12,000 SF office building in Pleasant Valley, MO
- 10‑year lease in place with 8 years and 8 months remaining
- Current rent: $15,450/month with 3.0% per annum increase
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
$150,453
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
8.36%
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%
$3,009,060
$3.0M
Cap Rate 7%
$2,149,329
$2.1M
Cap Rate 9%
$1,671,700
$1.7M
Market Conditions
NOI Build-Up for 12,000 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
$280.8K $23.40/SF
− Vacancy
−$30.0K −$2.50/SF
EGI
$250.8K $20.90/SF
− OpEx
−$100.3K −$8.36/SF
NOI
$150.5K $12.54/SF
Area
Clay County, MO
Vacancy
10.70%
Lease Rate
$23.40 /SF/Yr
Expense Ratio
40.00%
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%
$3,009,060
Cap Rate 7%
$2,149,329
Cap Rate 9%
$1,671,700
Alternative Uses
Best Use
Office B
$2.41M
$2.11M – $2.82M
NOI $168,934 @ 7.0% cap · market cap 9.39%
Second Best
Healthcare Medical
$2.15M
$1.88M – $2.51M
NOI $150,453 @ 7.0% cap · market cap 8.36%
Theoretical Best
Office A
$3.67M
$3.21M – $4.29M
NOI $257,184 @ 7.0% cap · market cap 14.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
179
Businesses Nearby
Explore this area
Business Placement
Demographics for 64068, MO
37,222
Population
14,656
Households
2.5
Avg Household Size
39
Median Age
39%
College-Educated
97%
High-School Grad
84.8 sq mi
ZIP Area
439
Density / Sq Mi
$95,425
Median Household Income
$51,642
Median Earnings
$1,172
Median Rent
$268,200
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?
Office building - Renovated 12,000-square-foot office building leased to a therapy provider.
Where is this office building located?
The property is located at 6600A Royal St Pleasant Valley, MO.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 12,000 SF office building in Pleasant Valley, MO; 10‑year lease in place with 8 years and 8 months remaining; Current rent: $15,450/month with 3.0% per annum increase
