Mixed-Use Building with
For Sale
$525,000
1915 S 12th St St, Louis, MO 63104
Two-level property combines an updated apartment with flexible commercial workspace and off-street garage parking.
Property Size3,106 SF
Price / SF$169.03
Days on Market26
Property Features for 1915 S 12th St St
General Information
Standard status
Active
Size
3,106 SF
Property subtype
Multi-Family
Amenities
private laundry
patio
kitchenette
Building Details
Year Built
1881
Buildings
1
Stories
2
Listing Agency:
Realty Executives of St. Louis
(314) 756-9100
Listed By:
Marybeth Wallace
Source:
Nations-network
Added: Aug 5
Changed: Aug 30
Last Checked: Aug 25 at 5:14AM
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 Realty Executives of St. Louis
Investment Insights
Based on property information with market context.
This 3,106-square-foot mixed-use building, constructed in 1881, pairs an updated upper-floor residence with a commercial setting on the main level. The apartment includes 2 bedrooms, 1 bathroom, a modern kitchen with quartz countertops and stainless steel appliances, private laundry, and a separate front entry. Commercial improvements include a large showroom with front display glazing, private offices, a kitchenette, original hardwood flooring, and a half bathroom.
A garage provides off-street parking for two or more vehicles, while the adjoining patio adds outdoor space for gatherings or business use. The property is located at 1915 S 12th St in St Louis’s Soulard neighborhood, within walking distance of restaurants, bars, coffee shops, and community parks. Anheuser-Busch Brewery is a few blocks away, and Frenchtown Dog Park is nearby.
A garage provides off-street parking for two or more vehicles, while the adjoining patio adds outdoor space for gatherings or business use. The property is located at 1915 S 12th St in St Louis’s Soulard neighborhood, within walking distance of restaurants, bars, coffee shops, and community parks. Anheuser-Busch Brewery is a few blocks away, and Frenchtown Dog Park is nearby.
Key Highlights
- 3,106‑square‑foot mixed‑use building at 1915 S 12th St
- Upper‑level 2‑bedroom, 1‑bath apartment with private laundry and separate front entrance
- Main level includes showroom, front display window, private offices, kitchenette, and half bath
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
$41,783
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
7.96%
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%
$835,660
$835.7K
Cap Rate 7%
$596,900
$596.9K
Cap Rate 9%
$464,256
$464.3K
Market Conditions
NOI Build-Up for 3,106 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
$69.3K $22.32/SF
− Vacancy
−$9.6K −$3.10/SF
EGI
$59.7K $19.22/SF
− OpEx
−$17.9K −$5.77/SF
NOI
$41.8K $13.45/SF
Area
St. Louis County, MO
Vacancy
13.90%
Lease Rate
$22.32 /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%
$835,660
Cap Rate 7%
$596,900
Cap Rate 9%
$464,256
Alternative Uses
Best Use
Retail
$596.9K
$522.3K – $696.4K
NOI $41,783 @ 7.0% cap · market cap 7.96%
Second Best
Mixed Use
$545.8K
$477.5K – $636.7K
NOI $38,203 @ 7.0% cap · market cap 7.28%
Theoretical Best
Office A
$666.6K
$583.3K – $777.7K
NOI $46,662 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,078
Businesses Nearby
Explore this area
Business Placement
Demographics for 63104, MO
19,317
Population
10,958
Households
1.8
Avg Household Size
34
Median Age
54%
College-Educated
94%
High-School Grad
3.4 sq mi
ZIP Area
5,681
Density / Sq Mi
$70,127
Median Household Income
$53,693
Median Earnings
$1,054
Median Rent
$249,500
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level property combines an updated apartment with flexible commercial workspace and off-street garage parking.
Where is this mixed-use property located?
The property is located at 1915 S 12th St St Louis, MO.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 3,106‑square‑foot mixed‑use building at 1915 S 12th St; Upper‑level 2‑bedroom, 1‑bath apartment with private laundry and separate front entrance; Main level includes showroom, front display window, private offices, kitchenette, and half bath
