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Property profile & analytics
OFF-MARKET
Estimated value
$2,075,000
Office Spaces
12900 Foster St Overland Park, KS 66213-2704
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US33-0369913
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1998
Construction
CONCRETE
Total area
126,696 SF
Lot
6.55 ac (285,318 SF)
Zoning code
CP-O
APN
NP79570000 0009
UPID
US33-0369913
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
-
United BioSource Corporation Factory Production Facility
-
Thrivent Financial-Lutherans: Zitter Timothy Insurance Agency
-
Thrivent Financial-Lutherans: Mc Namara Norma Insurance Agency
-
UBC Corporate Office
-
Kindred at Home Home Health Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.81M
Blend (final)
Blend
$2.08M
Owner & transaction history
Tower Properties Company · 9 yrs held
Tower Properties Company
since 2016
3 recorded transactions
Zoning & alternative use
CP-O · Overland Park, KS
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 Overland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Overland Park 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
$1,340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,005,000
Current use
Blend value · Realmo final
$2.08M
Range $1.87M – $2.28M · ±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
$16 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$373,919
Tax year 2023
Assessed value
$3,520,500
Assessed 2023
Previous assessed
$3,446,251
+2.2% YoY
Effective rate
10.62%
On assessed value
Assessed land
$570,185
Assessed improvement
$2,950,315
Land market value
$2,280,740
Improvement market value
$11,801,260
Total market value
$14,082,000
Applied tax rate
666.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1998
Construction
CONCRETE
Heating
YES
Cooling
AC.PACKAGE
Stories
4
Units
1
Total area
126,696 SF
Lot
6.55 ac (285,318 SF)
Zoning code
CP-O
APN
NP79570000 0009
UPID
US33-0369913
Jurisdiction
JOHNSON
Zoning & alternative use
CP-O · Overland Park, KS
Zoning CP-O · permitted uses
CP-O · Overland Park, KS
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Overland Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.0M
COMMERCIAL (GENERAL) Current
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
1998
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
4
Units
1
Lot
6.55 ac
Current owner
From public records · entity-resolved
Tower Properties Company
Entity
Mailing address
1000 WALNUT ST FL #900, KANSAS CITY, MO 64106-2161
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2016
—
Tower Properties Company
Normandin Investments LLC
Special Warranty Deed
$105,000,000 · Bank Of Blue Valley
Jan 5, 2007
—
Normandin Investments LLC
1031 Highlands & Southcreek LLC
Special Warranty Deed
—
Dec 29, 2006
—
For 1031 Highlands & Southcreek LLC
Opus Real Estate American I LLC
Special Warranty Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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