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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Outlet malls
1040 85th St, Kansas City, MO 64131-2778
Entity Owned
6-yr Hold
Free & Clear
Property ID
US48-0031365
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1964
Construction
METAL FRAME
Total area
10,000 SF
Lot
0.57 ac (24,829 SF)
APN
48-210-10-10
UPID
US48-0031365
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Platinum Detail Services Car Wash
-
X-Tint Interior Design Auto Repair Shop
-
MF Collectibles, LLC Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$747k
Blend (final)
Blend
$840k
Owner & transaction history
East 85th LLC · 6 yrs held
East 85th LLC
since 2019
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Kansas City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kansas City submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,320,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$840k
Range $756k – $924k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$84 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,698
Tax year 2024
Assessed value
$93,984
Assessed 2024
Previous assessed
$93,984
+0.0% YoY
Effective rate
9.25%
On assessed value
Assessed land
$13,568
Assessed improvement
$80,416
Total market value
$293,700
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1964
Construction
METAL FRAME
Heating
YES
Cooling
NONE
Stories
1
Total area
10,000 SF
Lot
0.57 ac (24,829 SF)
APN
48-210-10-10
UPID
US48-0031365
Jurisdiction
JACKSON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.3M
RESTAURANT
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1964
Construction
METAL FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
East 85th LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1040 E 85TH ST, KANSAS CITY, MO 64131-2778
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2019
—
East 85th LLC
Magnate Const Rsrcs LLC
Grant Deed
related
—
Sep 14, 2018
—
Magnate Const Rsrcs LLC
East 85th LLC
Grant Deed
$350,000 · East 85th LLC
Aug 9, 2012
—
East 85th LLC
Allan Properties LLC
Warranty Deed
related
—
Oct 19, 2010
—
Allan Properties LLC
Johnson,clifford A & Tammy
Warranty Deed
related
—
Nov 2, 2005
—
City Of Kansas City
Johnson,clifford A & Tammy
Warranty Deed
related
—
Feb 29, 2000
—
Clifford A Johson
Krigel,bruce J & Gayle B
Grant Deed
$176,060 · Missouri State Bank & Trust Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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