Historic Duplex with Arch
For Sale
$329,900
2012 Victor St, Saint Louis, MO 63104
Brick architectural details, a garden backyard, and a two-car parking pad add distinctive urban appeal.
Property Size2,520 SF
Price / SF$130.91
Days on Market12
Property Features for 2012 Victor St
General Information
Standard status
Active
Size
2,520 SF
Total Parking Spaces
2
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,816
Amenities
garden backyard
Listing Agency:
Garcia Properties
(314) 307-9658
Listed By:
Carrie Lorenzo
(314) 307-9658
Source:
Exprealty
Added: Aug 19
Changed: Aug 30
Last Checked: Aug 30 at 7:39AM
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 Garcia Properties
Investment Insights
Based on property information with market context.
This 2,520-square-foot duplex at 2012 Victor St combines historic brick construction with architectural character and a distinctive third-floor view of the Gateway Arch. The two-family layout offers an income-producing configuration or an owner-occupant option, while the garden backyard provides outdoor space for relaxing or entertaining.
Located in Benton Park, the property is surrounded by restaurants and entertainment in the St. Louis area. Off-street parking is provided by a two-car parking pad, adding practical convenience to the urban setting.
Located in Benton Park, the property is surrounded by restaurants and entertainment in the St. Louis area. Off-street parking is provided by a two-car parking pad, adding practical convenience to the urban setting.
Key Highlights
- 2,520‑square‑foot two‑family duplex
- Historic brick construction with architectural character
- Third‑floor view of the Gateway Arch
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
$26,948
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
8.17%
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%
$538,960
$539.0K
Cap Rate 7%
$384,971
$385.0K
Cap Rate 9%
$299,422
$299.4K
Market Conditions
NOI Build-Up for 2,520 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
$40.8K $16.20/SF
− Vacancy
−$2.3K −$0.92/SF
EGI
$38.5K $15.28/SF
− OpEx
−$11.5K −$4.58/SF
NOI
$26.9K $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%
$538,960
Cap Rate 7%
$384,971
Cap Rate 9%
$299,422
Alternative Uses
Best Use
Multifamily LT 5
$385.0K
$336.9K – $449.1K
NOI $26,948 @ 7.0% cap · market cap 8.17%
Second Best
Apartment 5plus
$335.0K
$293.1K – $390.9K
NOI $23,451 @ 7.0% cap · market cap 7.11%
Theoretical Best
Office A
$540.8K
$473.2K – $631.0K
NOI $37,859 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,040
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 Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Brick architectural details, a garden backyard, and a two-car parking pad add distinctive urban appeal.
Where is this duplex located?
The property is located at 2012 Victor St Saint Louis, MO.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: 2,520‑square‑foot two‑family duplex; Historic brick construction with architectural character; Third‑floor view of the Gateway Arch
