Flex Space with
For Sale
$2,785,000
7899 Frontage Rd, Overland Park, KS 66204
Two-level commercial layout combines offices, display area, and drive-in lower-level access.
Property Size10,124 SF
Price / SF$275.09
Days on Market8
Property Features for 7899 Frontage Rd
General Information
Standard status
Active
Size
10,124 SF
Total Parking Spaces
30
Zoning
CP-3
Site & Location
Traffic Count
120,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1984
Listing Agency:
RE/MAX Realty Suburban Inc
(816) 215-9731
Listed By:
Tyler Schell · License #2000156181
Source:
Kcskylinerealty
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 28 at 8:15PM
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 RE/MAX Realty Suburban Inc
Investment Insights
Based on property information with market context.
This flex property provides approximately 10,124 SF of usable commercial space, with approximately 5,425 SF on the main level and a full lower level reached through drive-in access. The interior includes an open showroom, multiple private offices, and adaptable lower-level areas for storage, equipment, or business operations. Thirty on-site parking spaces and multiple access points support day-to-day use. Built in 1984, the property has received recent improvements including a new roof.
Located along the I-35 corridor near 79th Street, the property offers access to I-35, 79th Street, and Metcalf Avenue. Interstate exposure is estimated at over 120,000 vehicles per day. CP-3 Planned Commercial zoning and the combination of showroom, office, and operational areas create a flexible owner-user format.
Located along the I-35 corridor near 79th Street, the property offers access to I-35, 79th Street, and Metcalf Avenue. Interstate exposure is estimated at over 120,000 vehicles per day. CP-3 Planned Commercial zoning and the combination of showroom, office, and operational areas create a flexible owner-user format.
Key Highlights
- Approximately 10,124 SF of total usable space, including approximately 5,425 SF on the main level
- Full lower level with drive‑in access for storage, equipment, or business operations
- Open showroom with multiple private offices and flexible commercial space
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
$128,360
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
4.61%
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%
$2,567,200
$2.6M
Cap Rate 7%
$1,833,714
$1.8M
Cap Rate 9%
$1,426,222
$1.4M
Market Conditions
NOI Build-Up for 10,124 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
$212.6K $21.00/SF
− Vacancy
−$41.5K −$4.10/SF
EGI
$171.1K $16.90/SF
− OpEx
−$42.8K −$4.23/SF
NOI
$128.4K $12.68/SF
Area
Overland Park, KS
Vacancy
19.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,567,200
Cap Rate 7%
$1,833,714
Cap Rate 9%
$1,426,222
Alternative Uses
Best Use
Office B
$1.83M
$1.60M – $2.14M
NOI $128,360 @ 7.0% cap · market cap 4.61%
Second Best
Retail
$1.69M
$1.47M – $1.97M
NOI $117,995 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$2.61M
$2.28M – $3.04M
NOI $182,596 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
120,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
756
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 66204, KS
19,381
Population
9,292
Households
2.1
Avg Household Size
36
Median Age
46%
College-Educated
92%
High-School Grad
5.0 sq mi
ZIP Area
3,876
Density / Sq Mi
$75,248
Median Household Income
$50,567
Median Earnings
$1,319
Median Rent
$254,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Two-level commercial layout combines offices, display area, and drive-in lower-level access.
Where is this flex space located?
The property is located at 7899 Frontage Rd Overland Park, KS.
What is the asking price?
The asking price for this property is $2,785,000.
What are key features of this property?
This property features: Approximately 10,124 SF of total usable space, including approximately 5,425 SF on the main level; Full lower level with drive‑in access for storage, equipment, or business operations; Open showroom with multiple private offices and flexible commercial space
