Updated Half
For Sale
$199,000
810 Riffle Drive, Pleasant Hill, MO 64080
Residential, Traditional, Pleasant Hill, MO
Property Size792 SF
Lot Size0.10 Acres
Price / SF$251.26
Days on Market255
Property Features for 810 Riffle Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 1, Bathroom 1
Parking features
Off Street, Secured, Garage, Covered
Window features
Window Coverings
Interior features
Ceiling Fan(s)
Appliances
Dishwasher, Disposal, Microwave, Electric Range
Subdivision
Highland Park
Lot features
City Lot, Level
Elementary school
Pleasant Hill Prim
Middle school
Pleasant Hill
High school
Pleasant Hill
Elementary school district
Pleasant Hill
Middle school district
Pleasant Hill
High school district
Pleasant Hill
Directions
From Hwy 7 in Pleasant Hill, west on Renee-Lynde 2 blocks, right on Christopher Dr, right on Ingleside Dr to Riffle Drive.
Standard status
Active
APN
1846208
Size
792 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Description
South part of Lot 32. (A Lot split will be made for 810 and 812 Riffle.)
Tax Annual Amount
2317
HOA Fee
$85 Monthly
Legal Description
South part of Lot 32. (A Lot split will be made for 810 and 812 Riffle.)
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Heat Pump (Heating)
Cooling system
Electric
Water source
Public
Amenities
lawn maintenance
snow removal
trash pick-up
Building Details
Year built
2017
Flooring type
Vinyl, Carpet
Building materials
Stone Veneer, Stucco & Frame
Roof type
Composition
Architectural style
Other
Listing Agency:
ReeceNichols - Lees Summit · Reece & Nichols
(816) 524-7272
Listed By:
Jim Purvis · License #1999022549
(816) 365-7115
Added: Jan 15
Changed: Sep 16
Last Checked: Sep 27 at 3:06PM
MLS# 2595280
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 792-square-foot half duplex was built in 2017 and offers a ranch-style layout with 2 bedrooms, 1 bathroom, and a 1-car attached garage. Recent work includes interior paint, caulking, and sealing. The home includes a dishwasher, disposal, microwave, and electric range, along with vinyl and carpet flooring, ceiling fan(s), electric heat-pump heating, and electric cooling. Stone veneer and stucco-and-frame construction are paired with a composition roof.
The property occupies 0.0968 acres at 810 Riffle Drive in Pleasant Hill, Missouri. It is served by public water and public sewer and includes garage, covered, off-street, and secured parking features. The over-55 subdivision provides lawn maintenance, snow removal, and trash pickup.
The property occupies 0.0968 acres at 810 Riffle Drive in Pleasant Hill, Missouri. It is served by public water and public sewer and includes garage, covered, off-street, and secured parking features. The over-55 subdivision provides lawn maintenance, snow removal, and trash pickup.
Key Highlights
- 792 square feet on a 0.0968‑acre lot
- 2 bedrooms, 1 bathroom, and a 1‑car attached garage
- Built in 2017 with recent interior paint, caulking, and sealing
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
$6,063
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
3.05%
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%
$121,260
$121.3K
Cap Rate 7%
$86,614
$86.6K
Cap Rate 9%
$67,367
$67.4K
Market Conditions
NOI Build-Up for 792 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
$11.2K $14.16/SF
− Vacancy
−$191 −$0.24/SF
EGI
$11.0K $13.92/SF
− OpEx
−$5.0K −$6.26/SF
NOI
$6.1K $7.66/SF
Area
Cass County, MO
Vacancy
1.70%
Lease Rate
$14.16 /SF/Yr
Expense Ratio
45.00%
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%
$121,260
Cap Rate 7%
$86,614
Cap Rate 9%
$67,367
Alternative Uses
Best Use
Apartment 5plus
$86.6K
$75.8K – $101.1K
NOI $6,063 @ 7.0% cap · market cap 3.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$178.6K
$156.3K – $208.3K
NOI $12,500 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 64080, MO
14,003
Population
5,669
Households
2.5
Avg Household Size
39
Median Age
28%
College-Educated
95%
High-School Grad
121.6 sq mi
ZIP Area
115
Density / Sq Mi
$109,010
Median Household Income
$53,045
Median Earnings
$1,139
Median Rent
$299,900
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated residence with attached garage in an over-55 subdivision with lawn, snow, and trash services.
Where is this residential income property located?
The property is located at 810 Riffle Drive Pleasant Hill, MO.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: 792 square feet on a 0.0968‑acre lot; 2 bedrooms, 1 bathroom, and a 1‑car attached garage; Built in 2017 with recent interior paint, caulking, and sealing
