Updated
For Sale
$180,000
9805 View High Drive, Kansas City, MO 64134
Two-level residential income property with refreshed interiors, basement storage, garage parking, and a partially fenced yard.
Property Size928 SF
Price / SF$193.97
Days on Market9
Property Features for 9805 View High Drive
General Information
Standard status
Active
Size
928 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,043
Building Details
Building Size
928 SF
Year Built
1981
Stories
1
Listing Agency:
Keller Williams Realty Partners Inc.
(913) 906-5400
Listed By:
Christina Pinkepank · License #2011009234
(913) 906-5400
Source:
Coloniallistings
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 29 at 5:59PM
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 Keller Williams Realty Partners Inc.
Investment Insights
Based on property information with market context.
This 1981-built half-duplex offers 928 square feet with a practical layout that includes a family room, adjacent dining area, kitchen, updated bathroom, and a full basement. Recent improvements include carpet, interior paint, a stove, dishwasher, refrigerator, bathroom flooring, and fixtures. Window installation was scheduled for August 17th. A garage and partially fenced rear yard add functional outdoor and storage space, while the basement provides additional storage or an opportunity for finished living area. The property is being sold as is.
Located near Highway 470, the property provides access to Lee's Summit, Overland Park, and downtown Kansas City. Its residential configuration and existing improvements support continued use as a duplex-style income property.
Located near Highway 470, the property provides access to Lee's Summit, Overland Park, and downtown Kansas City. Its residential configuration and existing improvements support continued use as a duplex-style income property.
Key Highlights
- 928‑square‑foot half‑duplex built in 1981
- Newer carpet and interior paint, plus newer kitchen appliances
- Updated bathroom with newer flooring and fixtures
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
$10,825
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
6.01%
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%
$216,500
$216.5K
Cap Rate 7%
$154,643
$154.6K
Cap Rate 9%
$120,278
$120.3K
Market Conditions
NOI Build-Up for 928 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
$16.5K $17.76/SF
− Vacancy
−$1.0K −$1.10/SF
EGI
$15.5K $16.66/SF
− OpEx
−$4.6K −$5.00/SF
NOI
$10.8K $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%
$216,500
Cap Rate 7%
$154,643
Cap Rate 9%
$120,278
Alternative Uses
Best Use
Multifamily LT 5
$154.6K
$135.3K – $180.4K
NOI $10,825 @ 7.0% cap · market cap 6.01%
Second Best
Apartment 5plus
$142.3K
$124.6K – $166.1K
NOI $9,964 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$221.0K
$193.4K – $257.9K
NOI $15,473 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Explore this area
Business Placement
Demographics for 64134, MO
22,120
Population
9,503
Households
2.3
Avg Household Size
34
Median Age
18%
College-Educated
90%
High-School Grad
11.9 sq mi
ZIP Area
1,859
Density / Sq Mi
$56,475
Median Household Income
$39,492
Median Earnings
$1,233
Median Rent
$122,900
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 - Two-level residential income property with refreshed interiors, basement storage, garage parking, and a partially fenced yard.
Where is this duplex located?
The property is located at 9805 View High Drive Kansas City, MO.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: 928‑square‑foot half‑duplex built in 1981; Newer carpet and interior paint, plus newer kitchen appliances; Updated bathroom with newer flooring and fixtures
