Occupied Duplex with
For Sale
$425,000
1102 Edward Ter, Saint Louis, MO 63117
Two-unit property with updated HVAC systems, improved entry access, and a remodeled upstairs kitchen.
Property Size2,700 SF
Price / SF$157.41
Days on Market36
Property Features for 1102 Edward Ter
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,434
Listing Agency:
Coldwell Banker Realty - Gundaker West Regional
(314) 852-1400
Listed By:
Colleen Lawler
(314) 852-1400
Source:
Exprealty
Added: Jul 17
Changed: Aug 18
Last Checked: Aug 20 at 10:19AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Realty - Gundaker West Regional
Investment Insights
Based on property information with market context.
This fully occupied duplex contains two residential units and has received several documented improvements. Both units have newer HVAC systems, while the concrete walkway and entry steps have been completely redone. The upstairs residence includes a modernized kitchen, adding an updated interior feature to the property’s existing layout.
The property is associated with the Maplewood Richmond Heights School District and is located near Washington University, Saint Louis University, downtown Clayton, and Forest Park. Its central setting provides proximity to several established educational, employment, and recreational destinations. The property information identifies the building at 1102 Edward Ter, Saint Louis, MO, with a PropertySize of 2700.
The property is associated with the Maplewood Richmond Heights School District and is located near Washington University, Saint Louis University, downtown Clayton, and Forest Park. Its central setting provides proximity to several established educational, employment, and recreational destinations. The property information identifies the building at 1102 Edward Ter, Saint Louis, MO, with a PropertySize of 2700.
Key Highlights
- Fully occupied duplex with two residential units
- Newer HVAC systems installed in both units
- Upstairs unit features a remodeled kitchen
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
$28,873
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
6.79%
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%
$577,460
$577.5K
Cap Rate 7%
$412,471
$412.5K
Cap Rate 9%
$320,811
$320.8K
Market Conditions
NOI Build-Up for 2,700 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
$43.7K $16.20/SF
− Vacancy
−$2.5K −$0.92/SF
EGI
$41.2K $15.28/SF
− OpEx
−$12.4K −$4.58/SF
NOI
$28.9K $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%
$577,460
Cap Rate 7%
$412,471
Cap Rate 9%
$320,811
Alternative Uses
Best Use
Multifamily LT 5
$412.5K
$360.9K – $481.2K
NOI $28,873 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$358.9K
$314.1K – $418.8K
NOI $25,126 @ 7.0% cap · market cap 5.91%
Theoretical Best
Office A
$579.5K
$507.0K – $676.1K
NOI $40,563 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
912
Businesses Nearby
Explore this area
Business Placement
Demographics for 63117, MO
9,660
Population
4,917
Households
2
Avg Household Size
37
Median Age
74%
College-Educated
99%
High-School Grad
2.4 sq mi
ZIP Area
4,025
Density / Sq Mi
$86,667
Median Household Income
$59,872
Median Earnings
$1,216
Median Rent
$330,100
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 - Two-unit property with updated HVAC systems, improved entry access, and a remodeled upstairs kitchen.
Where is this duplex located?
The property is located at 1102 Edward Ter Saint Louis, MO.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Fully occupied duplex with two residential units; Newer HVAC systems installed in both units; Upstairs unit features a remodeled kitchen
