Two-Townhouse Duplex with
New
For Sale
$419,000
3801 Folsom Avenue St, Louis, MO 63110
Residential Income, St Louis, MO
Property Size3,168 SF
Lot Size0.12 Acres
Price / SF$132.26
Days on Market3
Property Features for 3801 Folsom Avenue St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 6, Bedroom 5, Bedroom 1, Bedroom 2, Bathroom 2
Subdivision
Dundee Place Add
Elementary school
Hodgen Elem.
Middle school
Long Middle Community Ed. Center
High school
Vashon High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Standard status
Active
APN
4957-00-0090-0
Size
3,168 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2531
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
central air/heat
in unit laundry
basements
Building Details
Year built
1904
Number of units
2
Flooring type
Combination
Building materials
Brick
Architectural style
Other
Listing Agency:
Platinum Realty of St. Louis
(888) 220-0988
Listed By:
Jonathan Douek · License #2012038597
(913) 378-2807
Added: Aug 19
Last Checked: Aug 21 at 8:06AM
MLS# 26053220
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 brick duplex contains two townhouse-style residences, each offering over 1,500 square feet with three bedrooms and one and a half bathrooms. Main levels feature open living and dining areas connected to the kitchens, along with a half bath. Upper-level bedrooms include closets and natural light. Both units have central air and forced-air heat, in-unit laundry, and access to rear parking. Clean basements provide tenant storage, while PVC plumbing and updated electrical work add to the building’s infrastructure. Constructed in 1904, the property occupies a 0.1175-acre corner lot at 3801 Folsom Avenue in St. Louis. The building is near Saint Louis University, Shaw, and SSM Hospital. Both residences are leased through July 2027. The sale is offered as-is, and showings require an accepted contract.
Key Highlights
- Two townhouse‑style units, each over 1,500 square feet with 3 bedrooms and 1.5 bathrooms
- 3,168‑square‑foot duplex on a 0.1175‑acre lot
- Both units include central air, forced‑air heat, and in‑unit laundry
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
$33,877
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
8.09%
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%
$677,540
$677.5K
Cap Rate 7%
$483,957
$484.0K
Cap Rate 9%
$376,411
$376.4K
Market Conditions
NOI Build-Up for 3,168 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
$51.3K $16.20/SF
− Vacancy
−$2.9K −$0.92/SF
EGI
$48.4K $15.28/SF
− OpEx
−$14.5K −$4.58/SF
NOI
$33.9K $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%
$677,540
Cap Rate 7%
$483,957
Cap Rate 9%
$376,411
Alternative Uses
Best Use
Multifamily LT 5
$484.0K
$423.5K – $564.6K
NOI $33,877 @ 7.0% cap · market cap 8.09%
Second Best
Apartment 5plus
$421.2K
$368.5K – $491.4K
NOI $29,481 @ 7.0% cap · market cap 7.04%
Theoretical Best
Office A
$679.9K
$594.9K – $793.2K
NOI $47,594 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,492
Businesses Nearby
Explore this area
Business Placement
Demographics for 63110, MO
18,199
Population
10,260
Households
1.8
Avg Household Size
33
Median Age
64%
College-Educated
97%
High-School Grad
6.6 sq mi
ZIP Area
2,757
Density / Sq Mi
$73,809
Median Household Income
$55,340
Median Earnings
$1,183
Median Rent
$314,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two attached townhouse-style units offer open living areas, private laundry, and rear parking.
Where is this duplex located?
The property is located at 3801 Folsom Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: Two townhouse‑style units, each over 1,500 square feet with 3 bedrooms and 1.5 bathrooms; 3,168‑square‑foot duplex on a 0.1175‑acre lot; Both units include central air, forced‑air heat, and in‑unit laundry
