Brick Duplex with Detached
For Sale
Under Contract
$184,000
1311 Wachtel Avenue St, Louis, MO 63125
Residential Income, St Louis, MO
Property Size1,300 SF
Lot Size0.12 Acres
Price / SF$141.54
Days on Market55
Property Features for 1311 Wachtel Avenue St
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Bedrooms
2
Bathrooms
3
Full bathrooms
3
Rooms
Basement, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1, Bathroom 3
Fencing
Chain Link
Basement
Partially Finished, Concrete, Full
Subdivision
Longwood Park
Lot features
Back Yard, Corner Lot, Front Yard, Level
Elementary school
Hancock Place Elem.
Middle school
Hancock Place Middle
High school
Hancock Sr. High
Elementary school district
Hancock Place
Middle school district
Hancock Place
High school district
Hancock Place
Directions
To schedule showings call agent . Both units are currently occupied with tenants.
Standard status
Active Under Contract
APN
27H-34-1957
Size
1,300 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2661
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1935
Number of units
2
Flooring type
Carpet, Vinyl, Tile - Ceramic
Building materials
Brick
Roof type
Shingle, Asphalt
Architectural style
Ranch
Listing Agency:
Coldwell Banker Premier Group · Coldwell Banker Real Estate
(314) 963-9494
Listed By:
David Talley · License #2013005939
(314) 647-0001
Added: Jul 22
Changed: Sep 12
Last Checked: Sep 14 at 9:06AM
MLS# 26030857
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 one-bedroom, one-bath units, each with its own entrance and access to the basement. One unit includes an upstairs layout and a partially finished basement with an additional full bath. The property also features a shared chain-link-fenced backyard, a detached two-car garage, and two street parking spaces. Construction dates to 1935, with a ranch-style design, asphalt shingle roofing, natural-gas heat, and central air conditioning. Interior finishes include carpet, ceramic tile, and vinyl flooring.
The property is located in St. Louis, Missouri, and is being offered in its current as-is condition. The seller will not complete repairs or inspections; any inspections are for the buyer’s information only. A new Lennox AC and furnace were installed at 1313 on 7/17/26.
The property is located in St. Louis, Missouri, and is being offered in its current as-is condition. The seller will not complete repairs or inspections; any inspections are for the buyer’s information only. A new Lennox AC and furnace were installed at 1313 on 7/17/26.
Key Highlights
- Duplex with two one‑bedroom, one‑bath units
- One unit includes a partially finished basement with a full bath
- Detached 2‑car garage plus 2 street parking spaces
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
$13,902
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
7.56%
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%
$278,040
$278.0K
Cap Rate 7%
$198,600
$198.6K
Cap Rate 9%
$154,467
$154.5K
Market Conditions
NOI Build-Up for 1,300 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
$21.1K $16.20/SF
− Vacancy
−$1.2K −$0.92/SF
EGI
$19.9K $15.28/SF
− OpEx
−$6.0K −$4.58/SF
NOI
$13.9K $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%
$278,040
Cap Rate 7%
$198,600
Cap Rate 9%
$154,467
Alternative Uses
Best Use
Multifamily LT 5
$198.6K
$173.8K – $231.7K
NOI $13,902 @ 7.0% cap · market cap 7.56%
Second Best
Apartment 5plus
$172.8K
$151.2K – $201.6K
NOI $12,098 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$279.0K
$244.1K – $325.5K
NOI $19,530 @ 7.0% cap · market cap 10.61%
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
340
Businesses Nearby
Explore this area
Business Placement
Demographics for 63125, MO
32,816
Population
14,741
Households
2.2
Avg Household Size
42
Median Age
22%
College-Educated
89%
High-School Grad
9.9 sq mi
ZIP Area
3,315
Density / Sq Mi
$59,683
Median Household Income
$40,409
Median Earnings
$920
Median Rent
$166,200
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately entered units share basement access, a fenced backyard, and off-street parking.
Where is this duplex located?
The property is located at 1311 Wachtel Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $184,000.
What are key features of this property?
This property features: Duplex with two one‑bedroom, one‑bath units; One unit includes a partially finished basement with a full bath; Detached 2‑car garage plus 2 street parking spaces
