Overland Park Office Building For
For Sale
Contact for pricing
8595 College Blvd, Overland Park, KS 66210
Office building with in-place income and owner-user opportunity.
Property Size33,073 SF
Price / SF$151.18
Days on Market199
Property Features for 8595 College Blvd
General Information
Standard status
Active
Size
33,073 SF
Class
B
Property subtype
Office
Zoning
CPO-A
Occupancy
21%
Investment Type
Owner/User
Building Details
Year Built
1983
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Waterford Property Company LLC
Listed By:
Joe O'Connor · License #SP00250369
Source:
Crexi
Added: Feb 2
Changed: Aug 12
Last Checked: Aug 20 at 10:36AM
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 Waterford Property Company LLC
Investment Insights
Based on property information with market context.
The property at 8595 College Boulevard is a 33,073 square foot office building located in an established office corridor in Johnson County. It presents an opportunity for an owner-user with existing income. The top floor offers an occupancy opportunity of approximately 10,000 to 20,000 square feet, depending on the user's requirements. The first floor is currently occupied by three tenants who will remain, providing in-place income to offset occupancy costs.
Key Highlights
- Owner‑user opportunity with in‑place income.
- Located in an established Johnson County office corridor.
- Building totals 33,073 SF.
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
$419,324
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
8.39%
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%
$8,386,480
$8.4M
Cap Rate 7%
$5,990,343
$6.0M
Cap Rate 9%
$4,659,156
$4.7M
Market Conditions
NOI Build-Up for 33,073 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
$694.5K $21.00/SF
− Vacancy
−$135.4K −$4.10/SF
EGI
$559.1K $16.90/SF
− OpEx
−$139.8K −$4.23/SF
NOI
$419.3K $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%
$8,386,480
Cap Rate 7%
$5,990,343
Cap Rate 9%
$4,659,156
Alternative Uses
Best Use
Office B
$5.99M
$5.24M – $6.99M
NOI $419,324 @ 7.0% cap · market cap 8.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.52M
$7.46M – $9.94M
NOI $596,505 @ 7.0% cap · market cap 11.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,202
Businesses Nearby
Explore this area
Business Placement
Demographics for 66210, KS
19,057
Population
9,700
Households
2
Avg Household Size
39
Median Age
62%
College-Educated
98%
High-School Grad
6.1 sq mi
ZIP Area
3,124
Density / Sq Mi
$93,368
Median Household Income
$54,948
Median Earnings
$1,407
Median Rent
$345,200
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 - Office building with in-place income and owner-user opportunity.
Where is this office building located?
The property is located at 8595 College Blvd Overland Park, KS.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: Owner‑user opportunity with in‑place income.; Located in an established Johnson County office corridor.; Building totals 33,073 SF.
