Median price is around $355k (of course price varies by location and features) and rents are area dependent but roughly $1 SF

Located in the heart of the up-and-coming Midtown district of Kansas City and situated on 5 acres of land, the property features two buildings, totalling 82,541 sqft.

It was built in 2005 so many of the features are outdated but they're functional from the looks of things.

I don't need tenant screening, maintenance management, notifications or advanced business features, but need something better than just Excel spreadsheets.

@Noam Birnbaum It sounds like communication is the most important feature in a property manager for you. 

The property has been well maintained and features a newly installed roof and HVAC system.

It also includes the D4D feature which is another $40 with resimpli. 

Should I just compute an average class-b cap rate across the US and then make adjustments for perceived features of deficiencies of this property in particular vs "the average".

Feel free to reach out to me and I can go over the program features and costs. typically for a new investor, rates are anywhere from 10-12 once you hit 4 deals they get better and turn times get better.

So another option is to put a permanent window seat and have some storage shelves build in to make it look like a feature rather than a cheap fix.