Live-Work Space with
For Sale
$525,000
Pending
1915 S 12th Street St, Louis, MO 63104
Residential Income, St Louis, MO
Property Size3,106 SF
Lot Size0.07 Acres
Days on Market46
Property Features for 1915 S 12th Street St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 1
Parking
3
Patio and Porch features
Patio
Exterior features
Courtyard
Basement
Interior Entry
Appliances
Dishwasher, Disposal, Dryer, Ice Maker, Microwave, Gas Oven, Free-Standing Refrigerator, Washer/Dryer, Electric Water Heater
Subdivision
Soulard
Elementary school
Sigel Elem. Comm. Ed. Center
Middle school
Fanning Middle Community Ed.
High school
Roosevelt High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Standard status
Pending
APN
0673-01-0050-0
Size
3,106 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5946
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
private laundry
garage
patio
Building Details
Year built
1881
Building materials
Brick
Listing Agency:
Realty Executives of St. Louis · Realty Executives International
Listed By:
Marybeth Wallace
(314) 756-9100
Added: Jul 22
Changed: Sep 3
Last Checked: Sep 5 at 9:06AM
MLS# 26039851
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 3106-square-foot brick live-work property, built in 1881, combines an updated upper-level apartment with a versatile commercial floor. The residence includes 2 bedrooms, 1 bathroom, a private laundry area, and a separate front entrance. Its remodeled kitchen includes quartz countertops, stainless steel appliances, recessed lighting, and white cabinetry.
The main level provides a showroom with a prominent display window, private offices, a kitchenette, original hardwood floors, and a half bathroom. A garage accommodates two or more vehicles, while the patio and courtyard offer additional outdoor space. Public water, natural-gas heat, and central air are in place. Located in St. Louis’ Soulard neighborhood, the property is near restaurants, neighborhood bars, coffee shops, parks, Anheuser-Busch Brewery, and Frenchtown Dog Park.
The main level provides a showroom with a prominent display window, private offices, a kitchenette, original hardwood floors, and a half bathroom. A garage accommodates two or more vehicles, while the patio and courtyard offer additional outdoor space. Public water, natural-gas heat, and central air are in place. Located in St. Louis’ Soulard neighborhood, the property is near restaurants, neighborhood bars, coffee shops, parks, Anheuser-Busch Brewery, and Frenchtown Dog Park.
Key Highlights
- 3106 square feet on a 0.0689‑acre lot
- Upper‑level 2‑bedroom, 1‑bath apartment with private laundry and separate entrance
- Main‑floor showroom with 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
$38,203
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
7.28%
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%
$764,060
$764.1K
Cap Rate 7%
$545,757
$545.8K
Cap Rate 9%
$424,478
$424.5K
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
$70.3K $22.62/SF
− Vacancy
−$9.1K −$2.94/SF
EGI
$61.1K $19.68/SF
− OpEx
−$22.9K −$7.38/SF
NOI
$38.2K $12.30/SF
Area
St. Louis County, MO
Vacancy
13.00%
Lease Rate
$22.62 /SF/Yr
Expense Ratio
37.50%
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%
$764,060
Cap Rate 7%
$545,757
Cap Rate 9%
$424,478
Alternative Uses
Best Use
Mixed Use
$545.8K
$477.5K – $636.7K
NOI $38,203 @ 7.0% cap · market cap 7.28%
Second Best
Office B
$541.5K
$473.8K – $631.7K
NOI $37,904 @ 7.0% cap · market cap 7.22%
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
Lease Details
1
Residential units
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?
Live-work space - Two-level layout combines a modern apartment with a flexible commercial floor, showroom window, offices, and private laundry.
Where is this live-work space located?
The property is located at 1915 S 12th Street 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: 3106 square feet on a 0.0689‑acre lot; Upper‑level 2‑bedroom, 1‑bath apartment with private laundry and separate entrance; Main‑floor showroom with front display window, private offices, kitchenette, and half bath
