Brick Duplex with Private
For Sale
$350,000
1039-1041 Midland Boulevard, University City, MO 63130
Residential Income, University City, MO
Property Size2,041 SF
Lot Size0.17 Acres
Price / SF$171.48
Days on Market38
Property Features for 1039-1041 Midland Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Basement, Bathroom 1, Bedroom 1
Parking features
Off Street, Assigned, Driveway
Fireplace
1
Basement
Full
Appliances
Gas Water Heater
Subdivision
City View Place Resub
Elementary school
Jackson Park Elem.
Middle school
Brittany Woods
High school
University City Sr. High
Elementary school district
University City
Middle school district
University City
High school district
University City
Directions
GPS/WAZE/Google Friendly
Standard status
Active
APN
17J-23-0125
Size
2,041 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4281
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1939
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Roof type
Shingle
Architectural style
Other
Listing Agency:
RE/MAX Results · RE/MAX International
(314) 584-4400
Listed By:
Mary Krummenacher · License #2002013461
(314) 781-7777
Added: Aug 4
Changed: Sep 1
Last Checked: Sep 10 at 12:06PM
MLS# 26048021
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1939 brick duplex contains 2,041 square feet across two two-story residences. Each unit includes a main-level living room with a wood-burning fireplace, a formal dining room, upstairs bedrooms and an updated bathroom, plus a private full basement. Hardwood flooring, newer windows, forced-air heating, central air, natural gas, and a gas water heater serve the property. Parking includes off-street, assigned, and driveway options. The north residence is vacant and has a fenced backyard, while the occupied south residence includes an oversized two-car garage.
The property is positioned directly across from Heman Park in University City. Centennial Commons, Heman Park Pool, and summer concerts are within walking distance, with Washington University, downtown Clayton, Forest Park, and the Delmar Loop minutes away. Costco, Dierbergs Markets, Target, shopping, and dining are also nearby. The property is not located in a flood zone.
The property is positioned directly across from Heman Park in University City. Centennial Commons, Heman Park Pool, and summer concerts are within walking distance, with Washington University, downtown Clayton, Forest Park, and the Delmar Loop minutes away. Costco, Dierbergs Markets, Target, shopping, and dining are also nearby. The property is not located in a flood zone.
Key Highlights
- Two‑family duplex with 2,041 square feet and two‑story layouts
- Each residence includes a private full basement, wood‑burning fireplace, and formal dining room
- North unit is vacant and includes a private fenced backyard
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$21,826
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.24%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$436,520
$436.5K
Cap Rate 7%
$311,800
$311.8K
Cap Rate 9%
$242,511
$242.5K
Market Conditions
NOI Build-Up for 2,041 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$33.1K $16.20/SF
− Vacancy
−$1.9K −$0.92/SF
EGI
$31.2K $15.28/SF
− OpEx
−$9.4K −$4.58/SF
NOI
$21.8K $10.69/SF
Area
St. Louis County, MO
Vacancy
5.70%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$436,520
Cap Rate 7%
$311,800
Cap Rate 9%
$242,511
Alternative Uses
Best Use
Multifamily LT 5
$311.8K
$272.8K – $363.8K
NOI $21,826 @ 7.0% cap · market cap 6.24%
Second Best
Apartment 5plus
$271.3K
$237.4K – $316.6K
NOI $18,994 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$438.0K
$383.3K – $511.0K
NOI $30,662 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
514
Businesses Nearby
Explore this area
Business Placement
Demographics for 63130, MO
29,454
Population
14,106
Households
2.1
Avg Household Size
35
Median Age
64%
College-Educated
97%
High-School Grad
5.0 sq mi
ZIP Area
5,891
Density / Sq Mi
$81,103
Median Household Income
$50,407
Median Earnings
$1,199
Median Rent
$285,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-story residences feature fireplaces, formal dining rooms, hardwood floors, and separate outdoor amenities.
Where is this duplex located?
The property is located at 1039-1041 Midland Boulevard University City, MO.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑family duplex with 2,041 square feet and two‑story layouts; Each residence includes a private full basement, wood‑burning fireplace, and formal dining room; North unit is vacant and includes a private fenced backyard
