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    Updated Duplex in Tower Grove Title is generated by Realmo AI

    2626 Minnesota Avenue St, Louis, MO 63118

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    Pending
    $335,000

    2-4 Units, Low/1-2 - St Louis, MO

    Property size:
    2,244 SF
    Lot size:
    0.07 Acres
    Added:
    Mar 11, 2026
    Days on Market:
    87
    Last Refresh:
    Jun 5 at 11:06 am

    Property Features for 2626 Minnesota Avenue St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Rooms
    Basement
    Parking features
    On Street
    Basement Y/N
    1
    Standard status
    Pending
    APN
    2079-00-0090-0
    Size
    2,244 SF
    Lot size
    0.07 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    2253

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1911
    Number of units
    2
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Marcinda DeArriba

    Listing agent Marcinda DeArriba License #2014010060

    Listing office Coldwell Banker Premier Group 2203 S Big Bend Blvd, St Louis, MO

    Listing date Mar 11, 2026

    MLS# 26009095 Listing URL

    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.

    HighLights

    • Fully renovated first‑floor unit ideal for owner‑occupancy, investment, or Airbnb.
    • Upstairs unit provides immediate income with a long‑term tenant at $900/mo on a 2‑year lease.
    • Kitchen features granite countertops, tall pantry storage, modern design, and a large eat‑in island.
    • Major updates including newer sewer lateral, water heater, and electric panel.
    • Full basement provides abundant storage and includes a washer & dryer for both units.
    • Level, fully fenced backyard with a parking pad for off‑street parking.

    Overview

    This updated duplex in Tower Grove East offers a blend of charm and income potential. The upstairs unit is occupied by a long-term tenant on a 2-year lease at $900 per month. The fully renovated first-floor unit is available for owner-occupancy, investment, or Airbnb. The first-floor unit features wood floors, tall ceilings, neutral paint, and modern lighting. The spacious unit includes natural light, a bedroom, a living room, and an updated bathroom. The kitchen features granite countertops, tall pantry storage, a modern design, and a large eat-in island. Updates include a newer sewer lateral, water heater, and electric panel, as well as deck improvements. The full basement offers storage plus a washer and dryer for both units. The level, fully fenced backyard includes a parking pad for off-street parking. The property is situated on a lot of 0.0717 acres and has a property size of 2244 square feet. This property is located in St Louis, MO 63118.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $36.4k $16.20
    − Vacancy −$2.1k −$0.92
    EGI $34.3k $15.28
    − OpEx −$10.3k −$4.58
    NOI $24.0k $10.69
    2,244 SF · lease $16.20/SF/yr · vacancy 5.70% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $342.8K
    $300.0K – $399.9K (±1% cap)
    NOI $23,996 @ 7.0% cap · market cap 7.16%
    Second Best
    Apartment 5plus
    $298.3K
    $261.0K – $348.1K (±1% cap)
    NOI $20,883 @ 7.0% cap · market cap 6.23%
    Theoretical Best
    Office A
    $481.6K
    $421.4K – $561.9K (±1% cap)
    NOI $33,712 @ 7.0% cap · market cap 10.06%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    Louis
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.231843
    Latitude
    38.60605

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    FAQs

    What type of property is this?
    Duplex - Charming, updated duplex with income potential in Tower Grove.
    Where is this duplex located?
    The property is located at 2626 Minnesota Avenue St Louis, MO.
    What is the asking price?
    The asking price for this property is $335,000.
    What are key features of this property?
    This property features: Fully renovated first‑floor unit ideal for owner‑occupancy, investment, or Airbnb.; Upstairs unit provides immediate income with a long‑term tenant at $900/mo on a 2‑year lease.; **Kitchen features granite countertops, tall pantry storage, modern design, and a large eat‑in island.**
    (314) 973-2838
    We can help!
    Listing Contact
    Marcinda DeArriba
    Real Estate License ID: 2014010060
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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