Renovated Two-Unit
For Sale
$335,000
2315 S 12th St St, Louis, MO 63104
Two apartment residences offer separate living spaces, in-unit laundry, and access to private outdoor areas.
Property Size2,112 SF
Price / SF$158.62
Days on Market8
Property Features for 2315 S 12th St St
General Information
Standard status
Active
Size
2,112 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 1BR
Multifamily Units
2
Amenities
in-unit laundry
private yard
patio
unfinished basement
Building Details
Year Built
1890
Year Renovated
2013
Buildings
1
Listing Agency:
RE/MAX Results
Listed By:
DRG - Delhougne Realty Group
(636) 238-3830
Source:
Drgstl
Added: Sep 18
Changed: Sep 24
Last Checked: Sep 24 at 9:15AM
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 RE/MAX Results
Investment Insights
Based on property information with market context.
Built in 1890 and renovated around 2013, this 2,112-square-foot duplex contains two one-bedroom apartments arranged on separate floors. Each unit includes a living room, eat-in kitchen, oversized bathroom with double sinks, in-unit laundry, and a private bedroom with double closets. An unfinished basement provides additional storage, while the rear of the property includes a two-car parking pad, private yard, and patio.
Located in Soulard, the property places residents near neighborhood dining, patios, coffee shops, and sports bars. The two-unit layout supports owner occupancy with a separate apartment available for rent, or continued use as a two-unit income property.
Located in Soulard, the property places residents near neighborhood dining, patios, coffee shops, and sports bars. The two-unit layout supports owner occupancy with a separate apartment available for rent, or continued use as a two-unit income property.
Key Highlights
- 2,112‑square‑foot duplex with two one‑bedroom apartments
- Building renovated around 2013
- Each unit includes in‑unit laundry and an eat‑in kitchen
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
$22,585
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
6.74%
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%
$451,700
$451.7K
Cap Rate 7%
$322,643
$322.6K
Cap Rate 9%
$250,944
$250.9K
Market Conditions
NOI Build-Up for 2,112 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
$34.2K $16.20/SF
− Vacancy
−$2.0K −$0.92/SF
EGI
$32.3K $15.28/SF
− OpEx
−$9.7K −$4.58/SF
NOI
$22.6K $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%
$451,700
Cap Rate 7%
$322,643
Cap Rate 9%
$250,944
Alternative Uses
Best Use
Multifamily LT 5
$322.6K
$282.3K – $376.4K
NOI $22,585 @ 7.0% cap · market cap 6.74%
Second Best
Apartment 5plus
$280.8K
$245.7K – $327.6K
NOI $19,654 @ 7.0% cap · market cap 5.87%
Theoretical Best
Office A
$453.3K
$396.6K – $528.8K
NOI $31,729 @ 7.0% cap · market cap 9.47%
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
1,023
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two apartment residences offer separate living spaces, in-unit laundry, and access to private outdoor areas.
Where is this duplex located?
The property is located at 2315 S 12th St St Louis, MO.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: 2,112‑square‑foot duplex with two one‑bedroom apartments; Building renovated around 2013; Each unit includes in‑unit laundry and an eat‑in kitchen
