Half-Duplex with
For Sale
$139,000
Pending
9805 View High Drive, Kansas City, MO 64134
Residential, Traditional, Kansas City, MO
Property Size928 SF
Lot Size0.11 Acres
Days on Market53
Property Features for 9805 View High Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Basement, Bathroom 1, Bedroom 1
Parking features
Garage
Basement
Sump Pump, Unfinished, Daylight
Appliances
Dishwasher, Refrigerator, Electric Range
Subdivision
Bent Tree
Lot features
City Lot
Elementary school district
Hickman Mills
Middle school district
Hickman Mills
High school district
Hickman Mills
Directions
470 hwy to View High Drive exit. Take View High all the way to property on east side of street.
Standard status
Pending
APN
50-640-07-07-01-0-00-000
Size
928 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
BENT TREE 1ST PLAT--- N 39.10' LOT 11 (ALSO KNOWN AS LOT 11- A CERT SURV BK S16 PG 13)
Tax Annual Amount
2043
Legal Description
BENT TREE 1ST PLAT--- N 39.10' LOT 11 (ALSO KNOWN AS LOT 11- A CERT SURV BK S16 PG 13)
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Electric
Water source
Public
Building Details
Year built
1981
Building materials
Board & Batten Siding
Roof type
Composition
Architectural style
Other
Listing Agency:
Keller Williams Realty Partners Inc.
(913) 906-5400
Listed By:
Christina Pinkepank · License #2011009234
(816) 522-6772
Added: Aug 13
Changed: Oct 3
Last Checked: Oct 4 at 2:06PM
MLS# 2636791
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 928-square-foot half-duplex, built in 1981, offers a two-bedroom layout with a family room, adjoining dining area, kitchen, bathroom, and full basement. Recent improvements include newer carpet, interior paint, an electric range, dishwasher, refrigerator, and updated bathroom flooring and fixtures. Window installation is scheduled for August 17th. The property also includes a garage and a partially fenced backyard on a 0.1136-acre lot.
Located just off 470 Hwy, the property provides access to Lee's Summit, Overland Park, and downtown Kansas City. Public water and public sewer serve the home, with forced-air heating, electric cooling, board and batten siding, and a composition roof. The property is being sold as is.
Located just off 470 Hwy, the property provides access to Lee's Summit, Overland Park, and downtown Kansas City. Public water and public sewer serve the home, with forced-air heating, electric cooling, board and batten siding, and a composition roof. The property is being sold as is.
Key Highlights
- 928 square feet in a two‑bedroom half‑duplex
- 0.1136‑acre lot with a partially fenced backyard
- Full basement, garage, and adjacent dining area
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
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%
$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 7.79%
Second Best
Apartment 5plus
$142.3K
$124.6K – $166.1K
NOI $9,964 @ 7.0% cap · market cap 7.17%
Theoretical Best
Office A
$221.0K
$193.4K – $257.9K
NOI $15,473 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom layout includes a full basement, adjacent dining area, and updated bathroom finishes.
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 $139,000.
What are key features of this property?
This property features: 928 square feet in a two‑bedroom half‑duplex; 0.1136‑acre lot with a partially fenced backyard; Full basement, garage, and adjacent dining area
