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    Property profile & analytics

    1428 St Louis Ave Kansas City, MO 64101

    • Retail properties
    • 36,000 SF
    For Sale
    View listing
    $2,200,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Isalis / (Bike/Boat/Book/etc) Store
    • Party City / Party Supply Store / (Bike/Boat/Book/etc) Store
    • Skunk Funk / Big Box & Wholesale Store
    • Carl's Trading Co / Hat Shop
    • Bushka's Kitchen LLC / (Bike/Boat/Book/etc) Store

    Property Details for 1428 St Louis Ave

    Property size
    36,000 SF
    Property type
    Retail properties
    Property subtype
    Restaurants

    Description

    This exceptional redevelopment opportunity encompasses a substantial 36,000 square foot property ideally situated in Kansas City, Missouri's vibrant West Bottoms district, at 1428 St Louis Ave, zip code 64101. The property is zoned for a variety of uses, including creative office space, executive suites, and restaurant establishments. This presents a unique chance to capitalize on the area's explosive growth. The asking price is $2,200,000. The location benefits from over $500 million in surrounding development projects currently underway, creating a dynamic and rapidly appreciating environment. Adjacent to the property, significant new construction includes over 1,100 apartments and 40 hotel rooms, adding to the area's burgeoning residential and hospitality sectors. Furthermore, the immediate vicinity boasts an additional 138,000 square feet of retail space and 122,000 square feet of office space spread across 17 acres, indicating a strong and diverse commercial landscape. This prime location offers unparalleled potential for significant return on investment, making it an attractive proposition for discerning developers and investors seeking a foothold in a thriving Kansas City neighborhood. The property's versatility and strategic location within a rapidly expanding area make it a truly exceptional investment opportunity.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Kansas City
    County
    Jackson
    State
    Missouri
    Longitude
    -94.6026
    Latitude
    39.1035

    Comparable in this City

    • Value Estimation by Request
      2,500 SF

      Greater Kansas City Area

      Restaurants • 2,500 SF
      0 Greater Kansas City Area, Kansas City, MO 64101
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    • Value Estimation by Request
      1 SF

      Specialized Ice Cream Catering Business

      Investment properties • 1 SF
      0 Specialized Ice Cream Catering Business, Kansas City, MO 64101
      View Details
    • Value Estimation by Request
      3,600 SF

      1221 Wyoming St

      RESTAURANT • 3,600 SF
      1221 Wyoming St, Kansas City, MO 64101
      View Details
    • Value Estimation by Request
      1,447 SF

      1215 Un Ave

      OFFICE BUILDING • 1,447 SF
      1215 Un Ave, Kansas City, MO 64101-1419
      View Details
    • Value Estimation
      $1,345,000
      9,620 SF

      1009 8th St

      OFFICE BUILDING • 9,620 SF
      1009 8th St, Kansas City, MO 64101-1207
      View Details
    • Value Estimation by Request
      9,438 SF

      1226 Un Ave

      PARKING LOT • 9,438 SF
      1226 Un Ave, Kansas City, MO 64101-1420
      View Details

    Similar Nearby for Sale

    • $2,200,000
      36,000 SF

      West Bottoms Prime Redevelopment

      36,000 SF Office/Retail Opportunity
      1428 St Louis Ave, Kansas City, MO 64101
      View Details
    • $1,975,000
      0.13 Acres

      Historic West Bottoms Brick Building

      Five-story, 36,000 SF brick building with development opportunities.
      1428 Saint Louis Ave, Kansas City, MO 64101
      View Details
    • Contact for pricing
      48,000 SF

      Historic Building in Kansas City

      1890 building with 48,000 SF, ideal for redevelopment.
      1500 Saint Louis Ave, Kansas City, MO 64101
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    • Contact for pricing
      28,902 SF

      West Bottoms Warehouse Opportunity

      28,902 SF warehouse with convenient highway access.
      931 W 8Th St, Kansas City, MO 64101
      View Details
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    1428 St Louis Ave
    Kansas City, MO 64101
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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