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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Office buildings
2405 Grand Blvd, Kansas City, MO 64108-2536
Individually Owned
6-yr Hold
Free & Clear
Property ID
US48-0509764
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
CONCRETE
Total area
6,716 SF
Lot
0.56 ac (24,394 SF)
APN
29-530-25-02
UPID
US48-0509764
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
-
Edward Franklin Building Company LLC Construction Company General Contractor
-
Truman 7th Floor Hospital
-
Welch & Associates LLC Accounting Firm
-
Smiles Change Lives Dental Office
-
Brown & Nachman & Sader PC Law Firm Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$883k
Blend (final)
Blend
$715k
Owner & transaction history
Gregory D Todd · 6 yrs held
Gregory D Todd
since 2019
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$800,000
+41.6%
Restaurant
$790,000
+39.5%
Retail stores
$780,000
+37.6%
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 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
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$565,000
Current use
APARTMENT HOUSE (5+ UNITS)
$800,000
Change: +42% · Conversion: Easy
RESTAURANT
$790,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$780,000
Change: +38% · Conversion: Moderate
AUTO REPAIR, GARAGE
$575,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$550,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$106 / 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
$399,812
Tax year 2024
Assessed value
$4,320,000
Assessed 2024
Previous assessed
$6,000,000
-28.0% YoY
Effective rate
9.25%
On assessed value
Assessed land
$388,960
Assessed improvement
$3,931,040
Total market value
$13,500,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
CONCRETE
Heating
YES
Cooling
AC.PACKAGE
Stories
2
Total area
6,716 SF
Lot
0.56 ac (24,394 SF)
APN
29-530-25-02
UPID
US48-0509764
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
OFFICE BUILDING Current
Est. value
$565,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$800,000
RESTAURANT
Est. value
$790,000
RETAIL STORES
Est. value
$780,000
AUTO REPAIR, GARAGE
Est. value
$575,000
COMMERCIAL (GENERAL)
Est. value
$550,000
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1986
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
2
Lot
0.56 ac
Current owner
From public records · entity-resolved
Gregory D Todd
Individual
Free & Clear · 6 yrs held
Mailing address
PO BOX 419479, KANSAS CITY, MO 64141-6479
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2019
—
Gregory D Todd
Gorden,odte V SR
Affidavit Of Death
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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