Updated All-Brick Duplex with Central
For Sale
$260,000
3924 Miami Street St, Louis, MO 63116
Residential Income, St Louis, MO
Property Size1,722 SF
Lot Size0.08 Acres
Price / SF$150.99
Days on Market29
Property Features for 3924 Miami Street St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 1, Basement
Parking
2
Parking features
Alley
Interior features
Eat-in Kitchen, Natural Woodwork, Pantry
Basement
Walk-Out Access, Concrete
Appliances
Stainless Steel Appliance(s), Dishwasher, Microwave, Free-Standing Gas Range
Subdivision
Crenshaws Add
Lot features
Back Yard, Front Yard, Level
Elementary school
Oak Hill Elem.
Middle school
Long Middle Community Ed. Center
High school
Roosevelt High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Directions
GPS friendly
Standard status
Active
APN
4120-00-0100-0
Size
1,722 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2732
Utilities
Utilities
Cable Available
Heating system
Natural Gas, Forced Air
Cooling system
Electric, Central Air
Water source
Public
Amenities
hardwood floors
original stained-glass windows
updated kitchens and baths
central air
private basement storage
shared laundry
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Flooring type
Wood
Building materials
Brick
Architectural style
Other
Listing Agency:
Berkshire Hathaway HomeServices Select Properties
(314) 775-2050
Listed By:
Anna Kozak
(314) 835-6000
Added: Jul 24
Changed: Aug 20
Last Checked: Aug 21 at 1:06AM
MLS# 26043844
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.
Updated all-brick duplex in the Tower Grove South neighborhood featuring two spacious 1-bedroom, 1-bath units. Both units include wood flooring, original stained-glass windows, updated kitchens and baths, and generous room sizes. Interior finishes and conveniences include eat-in kitchen features with a pantry, along with forced-air natural gas heating. Cooling is provided via central air (electric). Each unit has separate gas and electric utilities, plus private basement storage and shared laundry.
The property was built in 1925 and offers alley parking. Public water is available, and cable is listed as available. The first-floor unit is vacant and move-in ready, while the second-floor unit is tenant occupied. The sale is being made AS IS, with the seller making no inspections, repairs, warranties, or concessions.
Additional amenities and appliances listed include a stainless steel dishwasher, microwave, and a free-standing gas range, supporting day-to-day usability for either an owner-occupant or an investor.
The property was built in 1925 and offers alley parking. Public water is available, and cable is listed as available. The first-floor unit is vacant and move-in ready, while the second-floor unit is tenant occupied. The sale is being made AS IS, with the seller making no inspections, repairs, warranties, or concessions.
Additional amenities and appliances listed include a stainless steel dishwasher, microwave, and a free-standing gas range, supporting day-to-day usability for either an owner-occupant or an investor.
Key Highlights
- Updated all‑brick duplex with two 1‑bedroom, 1‑bath units
- Each unit has separate gas and electric utilities plus private basement storage
- Central air and forced‑air natural gas heating
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
$18,414
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
7.08%
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%
$368,280
$368.3K
Cap Rate 7%
$263,057
$263.1K
Cap Rate 9%
$204,600
$204.6K
Market Conditions
NOI Build-Up for 1,722 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
$27.9K $16.20/SF
− Vacancy
−$1.6K −$0.92/SF
EGI
$26.3K $15.28/SF
− OpEx
−$7.9K −$4.58/SF
NOI
$18.4K $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%
$368,280
Cap Rate 7%
$263,057
Cap Rate 9%
$204,600
Alternative Uses
Best Use
Multifamily LT 5
$263.1K
$230.2K – $306.9K
NOI $18,414 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$228.9K
$200.3K – $267.1K
NOI $16,025 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$369.6K
$323.4K – $431.2K
NOI $25,870 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
975
Businesses Nearby
Explore this area
Business Placement
Demographics for 63116, MO
41,959
Population
22,394
Households
1.9
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
7,770
Density / Sq Mi
$60,193
Median Household Income
$42,012
Median Earnings
$946
Median Rent
$161,100
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 - Updated all-brick duplex with two 1-bedroom units, central air, separate gas and electric utilities, and alley parking.
Where is this duplex located?
The property is located at 3924 Miami Street St Louis, MO.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Updated all‑brick duplex with two 1‑bedroom, 1‑bath units; Each unit has separate gas and electric utilities plus private basement storage; Central air and forced‑air natural gas heating
