Half Duplex with Attached
For Sale
$199,000
902 Riffle Drive, Pleasant Hill, MO 64080
DUPLEX - Other - Pleasant Hill, MO
Property Size792 SF
Lot Size0.13 Acres
Price / SF$251.26
Days on Market218
Property Features for 902 Riffle Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Bedroom 1, Bedroom 2
Parking features
Garage, Off Street, Secured, 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
1846209
Size
792 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Description
North part of Lot 33. (A Lot split will be made for 902 and 900 Riffle.)
Tax Annual Amount
2235
HOA Fee
$85 Monthly
Legal Description
North part of Lot 33. (A Lot split will be made for 902 and 900 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
2016
Flooring type
Carpet, Vinyl
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: Aug 4
Last Checked: Aug 21 at 3:06PM
MLS# 2596673
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.
Ranch style half duplex built in 2016 offering two bedrooms and one bath. The home includes a one-car attached garage and features ceiling fans, vinyl and carpet flooring. Appliances include a dishwasher, disposal, microwave, and electric range. Heating is provided by a heat pump with electric backup, and cooling is electric.
The property is located in an over-55 subdivision that provides lawn maintenance, snow removal, and trash pick-up. The home is presently under lease through 09/30/2026. Public water and public sewer serve the residence, and the roof is a composition roof.
The lot is 0.1344 acres, and the property size is 792 square feet. Construction materials include stone veneer, stucco, and frame. Upon sale, owner will provide a surveyed lot split.
The property is located in an over-55 subdivision that provides lawn maintenance, snow removal, and trash pick-up. The home is presently under lease through 09/30/2026. Public water and public sewer serve the residence, and the roof is a composition roof.
The lot is 0.1344 acres, and the property size is 792 square feet. Construction materials include stone veneer, stucco, and frame. Upon sale, owner will provide a surveyed lot split.
Key Highlights
- Presently under lease through 09/30/2026
- Over‑55 subdivision with lawn maintenance, snow removal, and trash pick‑up
- Ranch half duplex built in 2016 with 2 bedrooms and 1 bath
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
$6,808
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
3.42%
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%
$136,160
$136.2K
Cap Rate 7%
$97,257
$97.3K
Cap Rate 9%
$75,644
$75.6K
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
$9.9K $12.48/SF
− Vacancy
−$159 −$0.20/SF
EGI
$9.7K $12.28/SF
− OpEx
−$2.9K −$3.68/SF
NOI
$6.8K $8.60/SF
Area
Cass County, MO
Vacancy
1.61%
Lease Rate
$12.48 /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%
$136,160
Cap Rate 7%
$97,257
Cap Rate 9%
$75,644
Alternative Uses
Best Use
Multifamily LT 5
$97.3K
$85.1K – $113.5K
NOI $6,808 @ 7.0% cap · market cap 3.42%
Second Best
Apartment 5plus
$86.6K
$75.8K – $101.1K
NOI $6,063 @ 7.0% cap · market cap 3.05%
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
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
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
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 - Ranch half duplex in an over-55 subdivision with lawn maintenance, snow removal, and trash pick-up, leased through 09/30/2026.
Where is this duplex located?
The property is located at 902 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: Presently under lease through 09/30/2026; Over‑55 subdivision with lawn maintenance, snow removal, and trash pick‑up; Ranch half duplex built in 2016 with 2 bedrooms and 1 bath
