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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Office buildings
2300 Higgins Rd, Platte City, MO 64079-9232
Entity Owned
1-yr Hold
Free & Clear
Property ID
US48-0080622
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
6,400 SF
Lot
0.61 ac (26,572 SF)
APN
17-3.0-06-200-008-011-000
UPID
US48-0080622
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.42M
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$1.26M
Owner & transaction history
501 LLC · 1 yrs held
501 LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$830,000
+7.9%
Retail stores
$780,000
+1.6%
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 Platte City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Platte 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%
$1,535,000
6.5%
$1,415,000
7%
$1,315,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$765,000
Current use
RESTAURANT
$830,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$780,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±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
$196 / 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
$18,138
Tax year 2023
Assessed value
$226,880
Assessed 2023
Previous assessed
$226,880
+0.0% YoY
Effective rate
7.99%
On assessed value
Assessed land
$66,880
Assessed improvement
$160,000
Land market value
$209,000
Improvement market value
$500,000
Total market value
$709,000
Applied tax rate
19.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Heating
NONE
Stories
2
Total area
6,400 SF
Lot
0.61 ac (26,572 SF)
APN
17-3.0-06-200-008-011-000
UPID
US48-0080622
Jurisdiction
PLATTE
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
OFFICE BUILDING Current
Est. value
$765,000
RESTAURANT
Est. value
$830,000
RETAIL STORES
Est. value
$780,000
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
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
2005
Heating
NONE
Stories
2
Lot
0.61 ac
Current owner
From public records · entity-resolved
501 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2300 HIGGINS RD, PLATTE CITY, MO 64079-9232
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2025
—
501 LLC
John W Harmer
Quitclaim Deed
related
—
Jul 18, 2024
—
Empire 2300 LLC
Conniel Property LLC
Warranty Deed
$600,000 · The Nodaway Valley Bank
Jan 9, 2018
—
Gatzoulis Properties LLC
Pumpkin Center LLC
Warranty Deed
$770,000 · Umb Bk
Sep 28, 2017
—
Gatzoulis Properties LLC
Pumpkin Centerllc
Warranty Deed
$770,000 · Umb Bk
Jul 3, 2006
—
Conniel Property LLC
Mannrose LLC
Warranty Deed
$600,000 · Platte Valley Bank Of Missouri
Sep 8, 2004
—
Mannrose LLC
—
Trustees Deed
related
$680,000 · National Bank Of Kansas City
—
—
Pumpkin Center LLC
—
Deed Of Trust
related
$250,000 · North American Savings Bank
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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