Duplex with Attached
For Sale
$240,000
2708-2710 Faraon Street, St Joseph, MO 64501
Two-unit property with one residence rented and the other available for owner occupancy or additional leasing flexibility.
Property Size2,646 SF
Price / SF$90.70
Days on Market119
Property Features for 2708-2710 Faraon Street
General Information
Standard status
Active
Size
2,646 SF
Property subtype
Residential Income / Duplex
Zoning
r-4
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,243
Amenities
Multi Units, Electric
Forced Air
1 Bedroom
Refrigerator, Electric Range
Yes
2
Storm Window(s)
Composition
No
Close Of Escrow
In Basement
Paved
Public Maintenance
Building Details
Year Built
1912
Listing Agency:
RE/MAX PROFESSIONALS
(816) 341-7778
Listed By:
Ma Del Pilar Sasso · License #2021045626
(816) 341-7778
Source:
Compass
Added: May 4
Changed: Aug 30
Last Checked: Aug 30 at 8:23AM
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 PROFESSIONALS
Investment Insights
Based on property information with market context.
This 2,646-square-foot duplex contains two separate units, each with an attached garage. One unit is currently rented, while the second provides flexibility for an owner occupant or a future rental arrangement. The property includes forced-air heating, electric appliances, refrigerators, ranges, storm windows, and basement space.
Built in 1912, the building has composition exterior materials and paved areas with public maintenance. It is zoned R-4 and located at 2708-2710 Faraon Street in St. Joseph, Missouri. The combination of two units, attached garage space, and an existing rental arrangement supports both investor and owner-occupant use.
Built in 1912, the building has composition exterior materials and paved areas with public maintenance. It is zoned R-4 and located at 2708-2710 Faraon Street in St. Joseph, Missouri. The combination of two units, attached garage space, and an existing rental arrangement supports both investor and owner-occupant use.
Key Highlights
- 2,646‑square‑foot duplex with two separate units
- Attached garage serving each unit
- One unit currently rented; second unit offers owner‑occupant or rental flexibility
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
$17,942
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
7.48%
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%
$358,840
$358.8K
Cap Rate 7%
$256,314
$256.3K
Cap Rate 9%
$199,356
$199.4K
Market Conditions
NOI Build-Up for 2,646 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
$27.0K $10.20/SF
− Vacancy
−$1.4K −$0.51/SF
EGI
$25.6K $9.69/SF
− OpEx
−$7.7K −$2.91/SF
NOI
$17.9K $6.78/SF
Area
Buchanan County, MO
Vacancy
5.03%
Lease Rate
$10.20 /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%
$358,840
Cap Rate 7%
$256,314
Cap Rate 9%
$199,356
Alternative Uses
Best Use
Multifamily LT 5
$256.3K
$224.3K – $299.0K
NOI $17,942 @ 7.0% cap · market cap 7.48%
Second Best
Apartment 5plus
$229.2K
$200.5K – $267.4K
NOI $16,042 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$798.3K
$698.6K – $931.4K
NOI $55,884 @ 7.0% cap · market cap 23.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
442
Businesses Nearby
Explore this area
Business Placement
Demographics for 64501, MO
11,020
Population
5,598
Households
2
Avg Household Size
36
Median Age
18%
College-Educated
89%
High-School Grad
3.7 sq mi
ZIP Area
2,978
Density / Sq Mi
$41,615
Median Household Income
$29,276
Median Earnings
$823
Median Rent
$97,400
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 - Two-unit property with one residence rented and the other available for owner occupancy or additional leasing flexibility.
Where is this duplex located?
The property is located at 2708-2710 Faraon Street St Joseph, MO.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: 2,646‑square‑foot duplex with two separate units; Attached garage serving each unit; One unit currently rented; second unit offers owner‑occupant or rental flexibility
