Brick Duplex with
For Sale
$290,000
2921 Brannon Avenue St, Louis, MO 63139
MULTI_FAMILY - St Louis, MO
Property Size1,741 SF
Lot Size0.07 Acres
Price / SF$166.57
Days on Market8
Property Features for 2921 Brannon Avenue St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Dining Room, Bedroom 1, Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 3
Parking features
Off Street, On Street, Open, Garage
Patio and Porch features
Porch
Interior features
Ceiling Fan(s), Dining/Living Room Combo, Eat-in Kitchen, High Speed Internet, Historic Millwork
Basement
Full, Daylight, Storage Space, Walk-Up Access
Appliances
Microwave, Electric Range, Refrigerator
Subdivision
St Louis Heights Add
Lot features
Corner Lot, Front Yard, Level, Near Park, Near Public Transit
Elementary school
Mason Elem.
Middle school
Long Middle Community Ed. Center
High school
Roosevelt High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Directions
GPS FRIENDLY :-)
Standard status
Active
APN
4067-00-0320-0
Size
1,741 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
C.B. 4067 BRANNON 25 FT X 120 FT ST LOUIS HEIGHTS ADDN BLOCK 8 LOT N1 2 NE3
Tax Annual Amount
1781
Legal Description
C.B. 4067 BRANNON 25 FT X 120 FT ST LOUIS HEIGHTS ADDN BLOCK 8 LOT N1 2 NE3
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
covered front porch
central air
balcony
fenced backyard
Building Details
Year built
1927
Floors in Building
2
Number of units
2
Flooring type
Tile - Ceramic, Hardwood
Building materials
Brick
Listing Agency:
EXP Realty, LLC
(866) 224-1761
Listed By:
Christoph Dewald · License #2020037702
(913) 908-8001
Added: Aug 14
Changed: Aug 19
Last Checked: Aug 21 at 3:06AM
MLS# 26051184
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.
Built in 1927, this brick duplex contains two separate residences, each with 2 bedrooms and 1 full bathroom. Both units offer updated kitchens and bathrooms, hardwood flooring, central air, forced-air heating, and natural light. The main level is leased, while the upper residence is vacant and includes a balcony. Shared basement access is provided through the entrance foyer, and the property includes a covered front porch, fenced backyard, and detached 2-car garage.
The 1,741-square-foot property is located at 2921 Brannon Avenue in St. Louis, near The Hill, Tower Grove Park, Schnucks, Tilles Park, restaurants, and shopping. Kingshighway and Hampton provide convenient area access. Public water serves the property, and parking includes garage, off-street, open, and on-street options.
The 1,741-square-foot property is located at 2921 Brannon Avenue in St. Louis, near The Hill, Tower Grove Park, Schnucks, Tilles Park, restaurants, and shopping. Kingshighway and Hampton provide convenient area access. Public water serves the property, and parking includes garage, off-street, open, and on-street options.
Key Highlights
- Two‑unit brick duplex with 1,741 square feet
- Each unit includes 2 bedrooms and 1 full bathroom
- Main‑level unit is leased; upper unit is vacant and has a balcony
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
$18,618
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
6.42%
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%
$372,360
$372.4K
Cap Rate 7%
$265,971
$266.0K
Cap Rate 9%
$206,867
$206.9K
Market Conditions
NOI Build-Up for 1,741 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
$28.2K $16.20/SF
− Vacancy
−$1.6K −$0.92/SF
EGI
$26.6K $15.28/SF
− OpEx
−$8.0K −$4.58/SF
NOI
$18.6K $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%
$372,360
Cap Rate 7%
$265,971
Cap Rate 9%
$206,867
Alternative Uses
Best Use
Multifamily LT 5
$266.0K
$232.7K – $310.3K
NOI $18,618 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$231.5K
$202.5K – $270.0K
NOI $16,202 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$373.6K
$326.9K – $435.9K
NOI $26,155 @ 7.0% cap · market cap 9.02%
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
579
Businesses Nearby
Explore this area
Business Placement
Demographics for 63139, MO
21,971
Population
12,187
Households
1.8
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
3.8 sq mi
ZIP Area
5,782
Density / Sq Mi
$74,749
Median Household Income
$52,298
Median Earnings
$1,086
Median Rent
$199,400
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 brick property with updated interiors, a fenced yard, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 2921 Brannon Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: Two‑unit brick duplex with 1,741 square feet; Each unit includes 2 bedrooms and 1 full bathroom; Main‑level unit is leased; upper unit is vacant and has a balcony
