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Property profile & analytics
FOR LEASE
Retail space
301 Nichols Rd Kansas City, MO 64112
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US48-0441052
For Lease
1 / 2
$5,410,000
301 Nichols Rd, Kansas City, MO 64112
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
CONCRETE
Total area
42,758 SF
Lot
1.17 ac (50,965 SF)
APN
30-530-10-01
UPID
US48-0441052
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
-
Tiffany & Co. (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.19M
Comparable Approach
Comparable
$4.63M
Blend (final)
Blend
$5.41M
Owner & transaction history
Country Club Plaza Jv LLC · 10 yrs held
Country Club Plaza Jv LLC
since 2016
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.8M
+26.3%
Restaurant
$5.6M
+22.4%
Commercial (general)
$4.7M
+2.3%
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%
$6,705,000
6.5%
$6,185,000
7%
$5,745,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,605,000
Current use
AUTO REPAIR, GARAGE
$5,815,000
Change: +26% · Conversion: Difficult
RESTAURANT
$5,635,000
Change: +22% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,715,000
Change: +2% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,610,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$5.41M
Range $4.87M – $5.95M · ±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
$127 / 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
$662,189
Tax year 2024
Assessed value
$7,155,008
Assessed 2024
Previous assessed
$7,155,008
+0.0% YoY
Effective rate
9.25%
On assessed value
Assessed land
$1,860,000
Assessed improvement
$5,295,008
Total market value
$22,359,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1955
Construction
CONCRETE
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Total area
42,758 SF
Lot
1.17 ac (50,965 SF)
APN
30-530-10-01
UPID
US48-0441052
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
RETAIL STORES Current
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$5.8M
RESTAURANT
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.6M
RETAIL STORES Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1955
Construction
CONCRETE
Heating
YES
Cooling
Yes
Stories
1
Lot
1.17 ac
Current owner
From public records · entity-resolved
Country Club Plaza Jv LLC
Entity
Free & Clear · 10 yrs held
Mailing address
47 E HIGHLAND PARK VLG STE #200, DALLAS, TX 75205-2786
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2016
—
Country Club Plaza Jv LLC
Highwoods Realty LP
Grant Deed
related
—
—
—
Country Club Plaza Jv LLC
—
Deed Of Trust
related
$320,000,000 · Miscellaneous Ins 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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