Multi-Unit Warehouse with Drive-In
For Sale
Contact for pricing
801 Forest Avenue, Kansas City, MO 64106
Two-structure warehouse property with drive-in and dock-high loading capabilities for flexible industrial uses.
Property Size18,500 SF
Price / SF$89.19
Days on Market64
Property Features for 801 Forest Avenue
General Information
Standard status
Active
Size
18,500 SF
Property subtype
Industrial
Warehouse & Industrial
Dock-High Doors
3
Drive-In Doors
2
Building Details
Buildings
2
Listing Agency:
Newmark
(816) 268-4234
Listed By:
Hugh Riley · License #CO90072760
Source:
Crexi
Added: Jun 15
Changed: Aug 14
Last Checked: Aug 13 at 11:33AM
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 Newmark
Investment Insights
Based on property information with market context.
This for-sale industrial property includes two separate warehouse buildings totaling 18,500 sf. The larger building features one 14’x14’ drive-in door and one dock-high door, providing a mix of loading options. A smaller 3,600 sf building offers two dock doors and includes a drive-in ramp, supporting ground-level and dock-height operations depending on tenant needs.
The property is located at 801 Forest Avenue in KCMO, MO 64106. With multiple doors across both buildings and an on-site drive-in ramp, operations can be arranged to accommodate different receiving and logistics preferences.
The configuration is well suited for tenants or buyers seeking warehouse space with more than one loading method and the option to allocate operations between two buildings. The presence of both dock doors and drive-in access can help streamline inbound freight handling, whether your operation relies primarily on dock appointments or prefers ground-level receiving.
The property is located at 801 Forest Avenue in KCMO, MO 64106. With multiple doors across both buildings and an on-site drive-in ramp, operations can be arranged to accommodate different receiving and logistics preferences.
The configuration is well suited for tenants or buyers seeking warehouse space with more than one loading method and the option to allocate operations between two buildings. The presence of both dock doors and drive-in access can help streamline inbound freight handling, whether your operation relies primarily on dock appointments or prefers ground-level receiving.
Key Highlights
- Two‑building warehouse totaling 18,500 SF
- Includes 1 drive‑in door (14’ x 14’)
- Includes 1 dock‑high door on the main building
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
$148,007
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
8.97%
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%
$2,960,140
$3.0M
Cap Rate 7%
$2,114,386
$2.1M
Cap Rate 9%
$1,644,522
$1.6M
Market Conditions
NOI Build-Up for 18,500 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
$184.3K $9.96/SF
− Vacancy
−$10.1K −$0.55/SF
EGI
$174.1K $9.41/SF
− OpEx
−$26.1K −$1.41/SF
NOI
$148.0K $8.00/SF
Area
Kansas City, MO
Vacancy
5.50%
Lease Rate
$9.96 /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%
$2,960,140
Cap Rate 7%
$2,114,386
Cap Rate 9%
$1,644,522
Alternative Uses
Best Use
Warehouse
$2.11M
$1.85M – $2.47M
NOI $148,007 @ 7.0% cap · market cap 8.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.41M
$3.86M – $5.14M
NOI $308,456 @ 7.0% cap · market cap 18.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Dock-high doors
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,533
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 64106, MO
10,017
Population
5,998
Households
1.7
Avg Household Size
31
Median Age
46%
College-Educated
91%
High-School Grad
1.6 sq mi
ZIP Area
6,261
Density / Sq Mi
$57,680
Median Household Income
$45,060
Median Earnings
$1,188
Median Rent
$220,900
Median Home Value
Market
Vacancy Rate% for Industrial in Kansas City, MO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Two-structure warehouse property with drive-in and dock-high loading capabilities for flexible industrial uses.
Where is this warehouse located?
The property is located at 801 Forest Avenue Kansas City, MO.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Two‑building warehouse totaling 18,500 SF; Includes 1 drive‑in door (14’ x 14’); Includes 1 dock‑high door on the main building
