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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Sports & entertainment properties
5900 Tiffany Spgs Pkwy Kansas City, MO 64154-1702
Individually Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-0578439
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1998
Construction
FRAME
Total area
13,150 SF
Lot
291.72 ac (12,707,323 SF)
APN
18-9.0-31-000-000-001-000
UPID
US48-0578439
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
$590k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$976k
Blend (final)
Blend
$785k
Owner & transaction history
Carroll D Patterson · 22 yrs held
Carroll D Patterson
since 2003
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.1M
+40.2%
Warehouse, storage
$850,000
+8.3%
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
$590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$785,000
Current use
INDUSTRIAL (GENERAL)
$1,100,000
Change: +40% · Conversion: Difficult
WAREHOUSE, STORAGE
$850,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±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
$60 / 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
$78,174
Tax year 2023
Assessed value
$1,014,865
Assessed 2023
Previous assessed
$1,014,865
+0.0% YoY
Effective rate
7.70%
On assessed value
Assessed land
$467,985
Assessed improvement
$546,880
Land market value
$2,366,190
Improvement market value
$1,709,000
Total market value
$4,075,190
Applied tax rate
11.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
NONE
Buildings
3
Stories
1
Total area
13,150 SF
Lot
291.72 ac (12,707,323 SF)
APN
18-9.0-31-000-000-001-000
UPID
US48-0578439
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$785,000
INDUSTRIAL (GENERAL)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$850,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
FRAME
Heating
NONE
Stories
1
Buildings
3
Lot
291.72 ac
Current owner
From public records · entity-resolved
Carroll D Patterson
Individual
Mailing address
12735 MORRIS RD EXT STE #400, ALPHARETTA, GA 30004-8904
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
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
Sep 19, 2003
—
Carroll D Patterson
Ben Cerra Construction Co
Grant Deed
$322,700 · America's Wholesale Lender
—
—
Carroll D Patterson
—
Deed Of Trust
related
$322,700 · First Magnus Financial Corp
—
—
Carroll D Patterson
—
Deed Of Trust
related
$70,000 · Bank Of America
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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