Duplex with Separate
New
For Sale
$199,900
3555 High Dr, Saint Ann, MO 63074
Both residences are leased, with a fenced yard and recent mechanical updates supporting the existing rental setup.
Property Size1,440 SF
Price / SF$138.82
Days on Market1
Property Features for 3555 High Dr
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Multi-Family
Occupancy
100%
Financials
Asking Price
$199,900
Gross Income
$23,496
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
fully fenced yard
full basement
Building Details
Year Built
1980
Tenancy
Multi
Listing Agency:
Gateway Real Estate
Listed By:
Miranda Hedrick
(314) 293-9339
Source:
Nations-network
Added: Sep 26
Last Checked: Sep 26 at 2:23PM
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 Gateway Real Estate
Investment Insights
Based on property information with market context.
Built in 1980, this duplex contains two 2-bedroom, 1-bath units, each with its own full basement. The combined building area is 1,440 square feet, and both residences are currently rented. Unit 3557 has received kitchen and bathroom updates and new carpet; water heaters and HVAC systems have also been updated. A fenced yard serves the property.
Key Highlights
- Two 2‑bedroom, 1‑bath units, each with a full basement
- 1,440‑square‑foot duplex built in 1980
- Both units currently rented
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
$15,399
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
7.70%
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%
$307,980
$308.0K
Cap Rate 7%
$219,986
$220.0K
Cap Rate 9%
$171,100
$171.1K
Market Conditions
NOI Build-Up for 1,440 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
$23.3K $16.20/SF
− Vacancy
−$1.3K −$0.92/SF
EGI
$22.0K $15.28/SF
− OpEx
−$6.6K −$4.58/SF
NOI
$15.4K $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%
$307,980
Cap Rate 7%
$219,986
Cap Rate 9%
$171,100
Alternative Uses
Best Use
Multifamily LT 5
$220.0K
$192.5K – $256.7K
NOI $15,399 @ 7.0% cap · market cap 7.70%
Second Best
Apartment 5plus
$191.4K
$167.5K – $223.4K
NOI $13,401 @ 7.0% cap · market cap 6.70%
Theoretical Best
Office A
$309.0K
$270.4K – $360.6K
NOI $21,633 @ 7.0% cap · market cap 10.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Explore this area
Business Placement
Demographics for 63074, MO
15,233
Population
7,523
Households
2
Avg Household Size
38
Median Age
18%
College-Educated
90%
High-School Grad
3.9 sq mi
ZIP Area
3,906
Density / Sq Mi
$51,351
Median Household Income
$35,585
Median Earnings
$1,005
Median Rent
$119,500
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
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are leased, with a fenced yard and recent mechanical updates supporting the existing rental setup.
Where is this duplex located?
The property is located at 3555 High Dr Saint Ann, MO.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units, each with a full basement; 1,440‑square‑foot duplex built in 1980; Both units currently rented
