Updated Duplex with
For Sale
$195,000
8709 N Hull Avenue, Kansas City, MO 64154
Residential, Traditional, Kansas City, MO
Property Size1,046 SF
Lot Size0.02 Acres
Price / SF$186.42
Days on Market48
Property Features for 8709 N Hull Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Family Room, Bathroom 2, Bathroom 1, Bedroom 2, Basement
Parking features
Garage
Patio and Porch features
Porch, Patio
Interior features
Ceiling Fan(s), Pantry
Basement
Walk-Out Access, Finished, Daylight
Appliances
Dishwasher, Disposal, Dryer, Exhaust Fan, Microwave, Refrigerator, Electric Range, Washer
Subdivision
Barry Park at Coves North
Lot features
Adjoin Greenspace, City Limits, Level, Many Trees
Elementary school district
Park Hill
Middle school district
Park Hill
High school district
Park Hill
Directions
From Barry Road go North on NW Waukomis Dr. Go right on N Hull Dr to the home.
Standard status
Active
APN
19-3.0-07-100-002-002-002
Size
1,046 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Description
BARRY PARK AT COVES NORTH CONDOMINIUMS LOT 15 BLK 2 UNIT 8709
Tax Annual Amount
1965
HOA Fee
$285 Monthly
Legal Description
BARRY PARK AT COVES NORTH CONDOMINIUMS LOT 15 BLK 2 UNIT 8709
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Electric
Water source
Public
Building Details
Year built
1985
Flooring type
Vinyl
Building materials
Brick/Mortar
Roof type
Composition
Architectural style
Other
Listing Agency:
Keller Williams KC North · Keller Williams Realty
(816) 452-4200
Listed By:
Dani Beyer Team
(816) 321-0120
Added: Jul 16
Changed: Aug 29
Last Checked: Sep 1 at 9:06AM
MLS# 2631637
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 duplex property offers 1,046 square feet of residential space with two bedrooms, two bathrooms, a family room, basement, pantry, and ceiling fans. The home was built in 1985 and features brick and mortar construction, vinyl flooring, a composition roof, natural gas heating, and electric cooling. A garage provides on-site parking, while the porch and patio extend the usable outdoor areas.
Recent improvements include a new roof, interior and exterior paint, sliding patio door, front railing, Lennox HVAC system, and a water heater replaced in 2022. The property is served by public water and public sewer and includes a full appliance package with a dishwasher, disposal, dryer, microwave, refrigerator, electric range, and washer. Its Kansas City location provides access to major highways, Kansas City International Airport, downtown Kansas City, Zona Rosa, and Northland shopping, dining, and entertainment.
Recent improvements include a new roof, interior and exterior paint, sliding patio door, front railing, Lennox HVAC system, and a water heater replaced in 2022. The property is served by public water and public sewer and includes a full appliance package with a dishwasher, disposal, dryer, microwave, refrigerator, electric range, and washer. Its Kansas City location provides access to major highways, Kansas City International Airport, downtown Kansas City, Zona Rosa, and Northland shopping, dining, and entertainment.
Key Highlights
- 1,046 square feet of residential space
- Two bedrooms, two bathrooms, family room, and basement
- New roof, interior and exterior paint, and sliding patio door
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
$12,202
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
6.26%
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%
$244,040
$244.0K
Cap Rate 7%
$174,314
$174.3K
Cap Rate 9%
$135,578
$135.6K
Market Conditions
NOI Build-Up for 1,046 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
$18.6K $17.76/SF
− Vacancy
−$1.1K −$1.10/SF
EGI
$17.4K $16.66/SF
− OpEx
−$5.2K −$5.00/SF
NOI
$12.2K $11.66/SF
Area
Kansas City, MO
Vacancy
6.17%
Lease Rate
$17.76 /SF/Yr
Expense Ratio
30.00%
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%
$244,040
Cap Rate 7%
$174,314
Cap Rate 9%
$135,578
Alternative Uses
Best Use
Multifamily LT 5
$174.3K
$152.5K – $203.4K
NOI $12,202 @ 7.0% cap · market cap 6.26%
Second Best
Apartment 5plus
$160.4K
$140.4K – $187.2K
NOI $11,231 @ 7.0% cap · market cap 5.76%
Theoretical Best
Office A
$249.1K
$218.0K – $290.7K
NOI $17,440 @ 7.0% cap · market cap 8.94%
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
940
Businesses Nearby
Explore this area
Business Placement
Demographics for 64154, MO
12,986
Population
6,343
Households
2
Avg Household Size
37
Median Age
50%
College-Educated
97%
High-School Grad
12.9 sq mi
ZIP Area
1,007
Density / Sq Mi
$92,686
Median Household Income
$51,870
Median Earnings
$1,384
Median Rent
$351,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Residential income property with refreshed systems, private outdoor areas, and convenient access to Kansas City amenities.
Where is this duplex located?
The property is located at 8709 N Hull Avenue Kansas City, MO.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: 1,046 square feet of residential space; Two bedrooms, two bathrooms, family room, and basement; New roof, interior and exterior paint, and sliding patio door
