Updated Duplex with Parking
For Sale
$249,900
3-5 Henderson, Cape Girardeau, MO 63701
Two updated residential units offer three-bedroom layouts with separate living, dining, kitchen, and full-bath areas.
Property Size2,016 SF
Days on Market32
Property Features for 3-5 Henderson
General Information
Standard status
Active
Size
2,016 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Average Monthly Rent
$1,350
Taxes and HOA fees
Annual Taxes
$511
Building Details
Building Size
2,016 SF
Year Built
1946
Listing Agency:
Main Key Realty, LLC
(573) 664-1150
Listed By:
Elizabeth McFerron
Source:
Powerhausrealty
Added: Jul 30
Changed: Aug 28
Last Checked: Aug 28 at 11:30AM
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 Main Key Realty, LLC
Investment Insights
Based on property information with market context.
This duplex contains 2,268 square feet across two updated residential units. Each side includes three bedrooms, a living room, dining area, kitchen, and one full bathroom, creating a consistent configuration throughout the property. Built in 1946, the building also provides access to parking, with an arrangement that could be opened up further.
The property is located at 3-5 Henderson in Cape Girardeau, Missouri, within ZIP Code 63701. Its two-unit layout and independently arranged living spaces provide a straightforward residential income property format.
The property is located at 3-5 Henderson in Cape Girardeau, Missouri, within ZIP Code 63701. Its two-unit layout and independently arranged living spaces provide a straightforward residential income property format.
Key Highlights
- Two‑unit duplex with 2,268 square feet
- Both units have been updated
- Each unit includes 3 bedrooms and 1 full bathroom
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
$16,124
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
6.45%
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%
$322,480
$322.5K
Cap Rate 7%
$230,343
$230.3K
Cap Rate 9%
$179,156
$179.2K
Market Conditions
NOI Build-Up for 2,016 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
$24.7K $12.24/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$23.0K $11.43/SF
− OpEx
−$6.9K −$3.43/SF
NOI
$16.1K $8.00/SF
Area
Cape Girardeau County, MO
Vacancy
6.65%
Lease Rate
$12.24 /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%
$322,480
Cap Rate 7%
$230,343
Cap Rate 9%
$179,156
Alternative Uses
Best Use
Multifamily LT 5
$230.3K
$201.6K – $268.7K
NOI $16,124 @ 7.0% cap · market cap 6.45%
Second Best
Apartment 5plus
$212.1K
$185.6K – $247.5K
NOI $14,849 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$636.0K
$556.5K – $742.0K
NOI $44,521 @ 7.0% cap · market cap 17.82%
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
1,029
Businesses Nearby
Explore this area
Business Placement
Demographics for 63701, MO
39,246
Population
17,834
Households
2.2
Avg Household Size
35
Median Age
39%
College-Educated
94%
High-School Grad
132.7 sq mi
ZIP Area
296
Density / Sq Mi
$67,904
Median Household Income
$32,655
Median Earnings
$863
Median Rent
$209,600
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 updated residential units offer three-bedroom layouts with separate living, dining, kitchen, and full-bath areas.
Where is this duplex located?
The property is located at 3-5 Henderson Cape Girardeau, MO.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,268 square feet; Both units have been updated; Each unit includes 3 bedrooms and 1 full bathroom
