Historic Brick Mixed-Use
For Sale
$439,900
2901 Sidney St, Saint Louis, MO 63104
Fully occupied building combining residential units with a street-facing commercial storefront.
Property Size4,164 SF
Price / SF$105.64
Days on Market101
Property Features for 2901 Sidney St
General Information
Standard status
Active
Size
4,164 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Corner Location
Yes
Taxes and HOA fees
Annual Taxes
$5,566
Building Details
Buildings
1
Construction
brick
Tenancy
Multi
Listing Agency:
Keller Williams Realty St. Louis
(314) 677-6000
Listed By:
Kim Jones · License #2019032128
(618) 660-5465
Source:
Exprealty
Added: Jun 18
Changed: Sep 21
Last Checked: Sep 24 at 1:54PM
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 Keller Williams Realty St. Louis
Investment Insights
Based on property information with market context.
This 4,164-square-foot mixed-use building combines residential accommodations with a dedicated storefront commercial unit. The historic brick construction and updated interiors retain the character associated with South City while supporting a practical combination of residential and commercial occupancy.
The property occupies a corner position at 2901-2903 Sidney Street in Saint Louis, within the Fox Park and Tower Grove East neighborhoods. All spaces are currently rented, providing an established occupancy profile across the residential and commercial components. The building’s mixed-use format offers separate income-producing functions within one centrally positioned property.
The property occupies a corner position at 2901-2903 Sidney Street in Saint Louis, within the Fox Park and Tower Grove East neighborhoods. All spaces are currently rented, providing an established occupancy profile across the residential and commercial components. The building’s mixed-use format offers separate income-producing functions within one centrally positioned property.
Key Highlights
- 4,164‑square‑foot mixed‑use building
- Historic brick construction
- Residential spaces plus a storefront commercial unit
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
$38,750
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
8.81%
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%
$775,000
$775.0K
Cap Rate 7%
$553,571
$553.6K
Cap Rate 9%
$430,556
$430.6K
Market Conditions
NOI Build-Up for 4,164 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
$75.0K $18.00/SF
− Vacancy
−$4.5K −$1.08/SF
EGI
$70.5K $16.92/SF
− OpEx
−$31.7K −$7.61/SF
NOI
$38.8K $9.31/SF
Area
St. Louis County, MO
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$775,000
Cap Rate 7%
$553,571
Cap Rate 9%
$430,556
Alternative Uses
Best Use
Retail
$800.2K
$700.2K – $933.6K
NOI $56,015 @ 7.0% cap · market cap 12.73%
Second Best
Mixed Use
$731.7K
$640.2K – $853.6K
NOI $51,216 @ 7.0% cap · market cap 11.64%
Theoretical Best
Office A
$893.7K
$782.0K – $1.04M
NOI $62,557 @ 7.0% cap · market cap 14.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
892
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
Check the figures for this property
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?
Mixed-use property - Fully occupied building combining residential units with a street-facing commercial storefront.
Where is this mixed-use property located?
The property is located at 2901 Sidney St Saint Louis, MO.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: 4,164‑square‑foot mixed‑use building; Historic brick construction; Residential spaces plus a storefront commercial unit
