Updated Brick
New
For Sale
$439,900
1127 Forest Avenue St, Louis, MO 63139
Residential Income, St Louis, MO
Property Size1,872 SF
Lot Size0.10 Acres
Price / SF$234.99
Days on Market6
Property Features for 1127 Forest Avenue St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1, Bedroom 4
Basement
Full
Appliances
Dishwasher, Microwave, Free-Standing Gas Range, Refrigerator
Subdivision
Victoria Place
Elementary school
Mason 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
Standard status
Active
APN
5404-03-0100-0
Size
1,872 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3552
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Amenities
covered front porch
fenced backyard
on-site laundry
basement storage
Building Details
Year built
1923
Floors in Building
2
Number of units
2
Building materials
Brick, Stone
Architectural style
Other
Listing Agency:
RedKey Realty Leaders Circa
(314) 352-5200
Listed By:
Johanna Dueren
(314) 518-1261
Added: Sep 21
Changed: Sep 26
Last Checked: Sep 26 at 9:06PM
MLS# 26057046
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 1923 brick duplex contains 1,872 square feet across two residences, each offering two bedrooms, one bathroom, hardwood floors, updated finishes, and large double-hung windows. Kitchens are equipped with white shaker cabinetry, granite worktops, subway tile backsplashes, ceramic flooring, gas ranges, dishwashers, and full-size refrigerators. Updated bathrooms include new vanities and tiled tub and shower surrounds. Recent property improvements include a 2025 roof, new sewer line, and upgraded electrical and plumbing systems.
The full unfinished basement provides separate storage areas and two dedicated washer-and-dryer sets. Exterior features include a covered brick front porch and a private fenced grass yard with mature trees. The property is three blocks from Forest Park and within walking distance of Hi-Pointe Drive-In, The Cheshire, and dining along Clayton and Tamm Avenues. Washington University's Danforth Campus, Saint Louis University, Barnes-Jewish Hospital/BJC Healthcare Campus, and Downtown St. Louis are each under ten minutes away by car.
The full unfinished basement provides separate storage areas and two dedicated washer-and-dryer sets. Exterior features include a covered brick front porch and a private fenced grass yard with mature trees. The property is three blocks from Forest Park and within walking distance of Hi-Pointe Drive-In, The Cheshire, and dining along Clayton and Tamm Avenues. Washington University's Danforth Campus, Saint Louis University, Barnes-Jewish Hospital/BJC Healthcare Campus, and Downtown St. Louis are each under ten minutes away by car.
Key Highlights
- Two‑unit property with 2 bedrooms and 1 bathroom per residence
- 1,872 square feet on a 0.0999‑acre lot
- New roof installed in 2025
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
$20,018
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
4.55%
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%
$400,360
$400.4K
Cap Rate 7%
$285,971
$286.0K
Cap Rate 9%
$222,422
$222.4K
Market Conditions
NOI Build-Up for 1,872 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
$30.3K $16.20/SF
− Vacancy
−$1.7K −$0.92/SF
EGI
$28.6K $15.28/SF
− OpEx
−$8.6K −$4.58/SF
NOI
$20.0K $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%
$400,360
Cap Rate 7%
$285,971
Cap Rate 9%
$222,422
Alternative Uses
Best Use
Multifamily LT 5
$286.0K
$250.2K – $333.6K
NOI $20,018 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$248.9K
$217.8K – $290.4K
NOI $17,421 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$401.8K
$351.5K – $468.7K
NOI $28,123 @ 7.0% cap · market cap 6.39%
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
1,262
Businesses Nearby
Explore this area
Business Placement
Demographics for 63139, MO
21,971
Population
12,187
Households
1.8
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
3.8 sq mi
ZIP Area
5,782
Density / Sq Mi
$74,749
Median Household Income
$52,298
Median Earnings
$1,086
Median Rent
$199,400
Median Home Value
Check the figures for this property
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 matching residences feature refreshed interiors, private laundry, basement storage, and a fenced backyard near Forest Park.
Where is this duplex located?
The property is located at 1127 Forest Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: Two‑unit property with 2 bedrooms and 1 bathroom per residence; 1,872 square feet on a 0.0999‑acre lot; New roof installed in 2025
