Overland Park Retail Center For
For Sale
Contact for pricing
8800-8850 W 95th St, Overland Park, KS
Fully occupied retail center anchored by CVS Pharmacy.
Property Size47,761 SF
Lot Size3.86 Acres
Price / SF$173.72
Days on Market365
Property Features for 8800-8850 W 95th St
General Information
Standard status
Active
Size
47,761 SF
Lot size
3.86 Acres
Property subtype
RETAIL
Listing Agency:
Commercial Investment Advisors (CIA) - Corporate
(480) 718-5555
Listed By:
Justin Zahn
(480) 718-5555
Source:
Moodyscre
Added: Aug 25, 2025
Changed: Aug 19
Last Checked: Aug 23 at 11:55AM
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 Commercial Investment Advisors (CIA) - Corporate
Investment Insights
Based on property information with market context.
This fully occupied retail center is anchored by a CVS Pharmacy, which holds a BBB credit rating. The property is situated on a large approximately 3.847-acre lot at the northwest corner of W 95th St and Antioch Rd, a signalized intersection with a traffic count of 33,151 cars per day. It is located in Overland Park, in a sub-market with low vacancy. Over 60% of the center has below-market rents. The location benefits from affluent demographics, with a total population of 260,575 within a 5-mile radius and an average household income of $128,515 within a 1-mile radius (based on 2025 projections). The retail center has a strong history of occupancy and staggered lease terms. The property size is 47,761 square feet and includes a Scooter’s Coffee outparcel.
Key Highlights
- Anchored by CVS Pharmacy (BBB credit) with strong historical occupancy.
- Located on a signalized corner with high traffic counts (33,151 CPD), providing excellent visibility.
- Infill location in Overland Park with below‑market rents in over 60% of the center, offering significant upside potential.
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
$646,493
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
7.79%
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%
$12,929,860
$12.9M
Cap Rate 7%
$9,235,614
$9.2M
Cap Rate 9%
$7,183,256
$7.2M
Market Conditions
NOI Build-Up for 47,761 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
$917.0K $19.20/SF
− Vacancy
−$55.0K −$1.15/SF
EGI
$862.0K $18.05/SF
− OpEx
−$215.5K −$4.51/SF
NOI
$646.5K $13.54/SF
Area
Overland Park, KS
Vacancy
6.00%
Lease Rate
$19.20 /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%
$12,929,860
Cap Rate 7%
$9,235,614
Cap Rate 9%
$7,183,256
Alternative Uses
Best Use
Specialty Retail
$9.24M
$8.08M – $10.77M
NOI $646,493 @ 7.0% cap · market cap 7.79%
Second Best
Retail
$7.95M
$6.96M – $9.28M
NOI $556,654 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$12.31M
$10.77M – $14.36M
NOI $861,417 @ 7.0% cap · market cap 10.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
508
Businesses Nearby
147k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 54%
Dining 23%
Shops & Services 17%
Home Improvements & Furnishings 4%
Hy-Vee
Groceries
49,474 visits/mo
0.3 miles
Aldi
Groceries
29,297 visits/mo
0.4 miles
Starbucks
Dining
12,692 visits/mo
0.1 miles
7-Eleven
Shops & Services
12,267 visits/mo
0.1 miles
AutoZone
Shops & Services
6,291 visits/mo
0.2 miles
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Valley View Shopping Center — Overland Park, KS 66212
Frequently Asked Questions
What type of property is this?
Shopping center - Fully occupied retail center anchored by CVS Pharmacy.
Where is this shopping center located?
The property is located at 8800-8850 W 95th St Overland Park, KS.
What is the asking price?
The asking price for this property is $8,297,000.
What are key features of this property?
This property features: Anchored by CVS Pharmacy (BBB credit) with strong historical occupancy.; Located on a signalized corner with high traffic counts (33,151 CPD), providing excellent visibility.; Infill location in Overland Park with below‑market rents in over 60% of the center, offering significant upside potential.
