Individually Owned 
For Lease
1 / 6
$21.50 SF/Yr
11050 Roe Ave, Overland Park, KS 66224
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Property summary
AI-generated overview
This exceptional office building at 11050 Roe Avenue in Leawood, Kansas, presents a fantastic opportunity for businesses seeking a prestigious location in Johnson County. The property, classified as both Traditional and Executive Office space, offers single-tenant occupancy within a larger building totaling 16,480 square feet. Individual suites range from a minimum of 1,447 square feet to a maximum contiguous space of 1,193 square feet, providing flexibility for various business needs. The building's modern design creates a professional and inviting atmosphere, perfect for companies seeking to establish a strong presence in the area. Its strategic location in Overland Park offers easy access to major highways, ensuring convenient commutes for employees and clients. The property is situated within a thriving business district, providing proximity to a wide array of amenities, including restaurants, retail establishments, and other essential services. Ample parking is available, adding to the overall convenience and appeal of this exceptional office space. This is an ideal location for businesses seeking a well-equipped and easily accessible office in a prime Overland Park location. The property is located in the 66211 zip code.
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1985
Construction
FRAME
Total area
25,022 SF
Lot
1.69 ac (73,616 SF)
Zoning code
CP0
APN
NF251309-2018
UPID
US33-0658736
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Weight Loss Service Medical Spa
-
Home Health Care Service
-
Bank Loan Service
-
Waste Management Facility Hazardous Waste Disposal
-
Accounting Firm Tax Preparation
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$940k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$546k
Blend (final)
Blend
$940k
Owner & transaction history
Zoning & alternative use
CP0 · Overland Park, KS
Top alternative use upside
Auto repair, garage
$1.2M
+62.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$940k
Value range
$846k – $1.03M
±10% around blend
Estimated value / SF
$38 / SF
Confidence
Property data
100
Comparable evidence
60
Income certainty
100
$846k
blend $940k
$1.03M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,022 SF
Lot area
1.69 ac
Year built
1985
Stories
2
APN
NF251309-2018
Zoning
CP0
Assessed value
$560,001
Annual tax
$59,707
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$59,707
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$546k
Range $336k – $1.06M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$940k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+63%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$262k
Move the market yield to see immediate price impact.
Value / SF
$10
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$17k
$330k
$236k
$183k
$18k
$367k
$262k
$204k
$20k
$404k
$288k
$224k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$59,707
Tax year 2023
Assessed value
$560,001
Assessed 2023
Previous assessed
$535,251
+4.6% YoY
Effective rate
10.66%
On assessed value
Assessed land
$165,558
Assessed improvement
$394,443
Land market value
$662,230
Improvement market value
$1,577,770
Total market value
$2,240,000
Applied tax rate
665.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Lease
Year built
1985
Construction
FRAME
Heating
YES
Cooling
AC.PACKAGE
Stories
2
Total area
25,022 SF
Lot
1.69 ac (73,616 SF)
Zoning code
CP0
APN
NF251309-2018
UPID
US33-0658736
Jurisdiction
JOHNSON
Zoning & alternative use
CP0 · Overland Park, KSZoning CP0 · permitted uses
CP0 · Overland Park, KS
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
2
Lot
1.69 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CP0
Jurisdiction
Overland Park, KS
Recorded code
CP0
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CP0 in Overland Park, KS.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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