Vacant Duplex Near
For Sale
$115,000
132 S Benton St, Cape Girardeau, MO 63703
Both units are vacant, with three bedrooms and two bathrooms across the property.
Property Size1,335 SF
Price / SF$86.14
Days on Market35
Property Features for 132 S Benton St
General Information
Standard status
Active
Size
1,335 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$319
Listing Agency:
Salient Realty Group, LLC
(314) 374-3687
Listed By:
Matt Millslagle · License #2024031548
(314) 323-3340
Source:
Exprealty
Added: Aug 27
Changed: Sep 27
Last Checked: Sep 29 at 4:41PM
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 Salient Realty Group, LLC
Investment Insights
Based on property information with market context.
This duplex at 132 S Benton St includes two residential units with a combined layout of 3 beds and 2 baths. Both units are currently vacant, allowing the next owner to address occupancy directly.
The property is in Cape Girardeau, Missouri, within a short drive of Southeast Missouri State University.
The property is in Cape Girardeau, Missouri, within a short drive of Southeast Missouri State University.
Key Highlights
- Duplex with two residential units
- Both units are currently vacant
- 3 beds and 2 baths across the property
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
$9,833
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
8.55%
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%
$196,660
$196.7K
Cap Rate 7%
$140,471
$140.5K
Cap Rate 9%
$109,256
$109.3K
Market Conditions
NOI Build-Up for 1,335 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
$19.2K $14.40/SF
− Vacancy
−$1.3K −$1.01/SF
EGI
$17.9K $13.39/SF
− OpEx
−$8.0K −$6.03/SF
NOI
$9.8K $7.37/SF
Area
Cape Girardeau County, MO
Vacancy
7.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
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%
$196,660
Cap Rate 7%
$140,471
Cap Rate 9%
$109,256
Alternative Uses
Best Use
Multifamily LT 5
$152.5K
$133.5K – $178.0K
NOI $10,678 @ 7.0% cap · market cap 9.29%
Second Best
Apartment 5plus
$140.5K
$122.9K – $163.9K
NOI $9,833 @ 7.0% cap · market cap 8.55%
Theoretical Best
Office A
$421.2K
$368.5K – $491.4K
NOI $29,482 @ 7.0% cap · market cap 25.64%
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
859
Businesses Nearby
Explore this area
Business Placement
Demographics for 63703, MO
8,599
Population
4,182
Households
2.1
Avg Household Size
37
Median Age
22%
College-Educated
86%
High-School Grad
12.9 sq mi
ZIP Area
667
Density / Sq Mi
$36,909
Median Household Income
$28,121
Median Earnings
$843
Median Rent
$127,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Both units are vacant, with three bedrooms and two bathrooms across the property.
Where is this duplex located?
The property is located at 132 S Benton St Cape Girardeau, MO.
What is the asking price?
The asking price for this property is $115,000.
What are key features of this property?
This property features: Duplex with two residential units; Both units are currently vacant; 3 beds and 2 baths across the property
