Mixed-Use Property with Live-Work
For Sale
$1,350,000
808 E 10th Street, Kansas City, MO 64106
Commercial Sale, Kansas City, MO
Property Size5,000 SF
Lot Size0.18 Acres
Price / SF$270
Days on Market187
Property Features for 808 E 10th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Parking features
Assigned
Interior features
In-Law Floorplan, Private Restroom
Exterior features
Storage
Directions
10th Street from Charlotte East to address. Parking on street or in lot to East of building.
Subdivision
202 - Kansas City Area (So. of River)
Standard status
Active
APN
29-210-28-04-00-0-00-000
Lot size
0.18 Acres
Taxes and HOA fees
Tax Description
PEERY PLACE ADD E 79 FT OF LOT 27 & W 39 FT OF E79 FT OF LOT 28 W 39 FTOF E 79 FT OF LOT 29 & 30 BLK 6
Tax Annual Amount
7324
Legal Description
PEERY PLACE ADD E 79 FT OF LOT 27 & W 39 FT OF E79 FT OF LOT 28 W 39 FTOF E 79 FT OF LOT 29 & 30 BLK 6
Utilities
Utilities
Water Available
Amenities
overhead door
secure gated lot
rear building access
Building Details
Year built
1925
Floors in Building
2
Building materials
Brick, Synthetic Stucco
Additional Structures
Storage
Listing Agency:
Keller Williams KC North · Keller Williams Realty
(816) 452-4200
Listed By:
Gayla Hiatt Group
(816) 522-4146
Added: Mar 2
Changed: Sep 4
Last Checked: Sep 5 at 6:06AM
MLS# 2604820
Copyright © 2026 Heartland Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property combines commercial and residential components across 5,000 square feet. The first floor contains approximately 2,500 square feet of finished office or shop space with an overhead door, private restroom, and flexible interior arrangement. The second floor includes a two-bedroom, three-bath residence with a custom kitchen, two sunrooms, a private deck, and a primary suite with a room-sized closet. Brick and synthetic stucco construction dates to 1925.
The package includes 808-810 and 816 E. 10th Street. The adjacent parcel provides 12 parking spaces, including 4 currently leased, along with a billboard. The property has a secure gated lot, rear building access, assigned parking, storage, and water availability. Access to I-70, I-670, I-35, and US 71 is nearby, with downtown development steps away.
The package includes 808-810 and 816 E. 10th Street. The adjacent parcel provides 12 parking spaces, including 4 currently leased, along with a billboard. The property has a secure gated lot, rear building access, assigned parking, storage, and water availability. Access to I-70, I-670, I-35, and US 71 is nearby, with downtown development steps away.
Key Highlights
- 5,000‑square‑foot mixed‑use property with commercial and residential components
- Approximately 2,500 square feet of finished first‑floor office or shop space
- Upper‑level residence includes 2 bedrooms, 3 baths, 2 sunrooms, and a private deck
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
$70,641
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
5.23%
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%
$1,412,820
$1.4M
Cap Rate 7%
$1,009,157
$1.0M
Cap Rate 9%
$784,900
$784.9K
Market Conditions
NOI Build-Up for 5,000 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
$112.8K $22.56/SF
− Vacancy
−$18.6K −$3.72/SF
EGI
$94.2K $18.84/SF
− OpEx
−$23.5K −$4.71/SF
NOI
$70.6K $14.13/SF
Area
Kansas City, MO
Vacancy
16.50%
Lease Rate
$22.56 /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%
$1,412,820
Cap Rate 7%
$1,009,157
Cap Rate 9%
$784,900
Alternative Uses
Best Use
Office B
$1.01M
$883.0K – $1.18M
NOI $70,641 @ 7.0% cap · market cap 5.23%
Second Best
Mixed Use
$785.9K
$687.7K – $916.9K
NOI $55,013 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,366 @ 7.0% cap · market cap 6.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,015
Businesses Nearby
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 Office in Kansas City, MO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick mixed-use building combines finished commercial space, an upper-level residence, gated access, and an adjacent parking parcel.
Where is this mixed-use property located?
The property is located at 808 E 10th Street Kansas City, MO.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 5,000‑square‑foot mixed‑use property with commercial and residential components; Approximately 2,500 square feet of finished first‑floor office or shop space; Upper‑level residence includes 2 bedrooms, 3 baths, 2 sunrooms, and a private deck
