Rehabbed Duplex with
For Sale
$235,000
3104 Wyoming St, Saint Louis, MO 63118
Two residential units offer updated interiors, private laundry, and distinct two-bedroom layouts in Benton Park West.
Property Size1,710 SF
Price / SF$137.43
Days on Market132
Property Features for 3104 Wyoming St
General Information
Standard status
Active
Size
1,710 SF
Property subtype
Residential Income
Occupancy
100%
Net Operating Income
$20,299
Financials
Cap Rate
8.45%
Gross Income
$27,900
Average Monthly Rent
$1,162
Units
Unit Mix
1 x 2BR/1BA, 1 x 2BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$1,871
Amenities
in-unit laundry
granite countertops
stainless appliances
Building Details
Year Renovated
2019
Buildings
1
Tenancy
Multi
Listing Agency:
Worth Clark Realty
(314) 518-4347
Listed By:
Tammy Derrigan · License #2016008170
(314) 518-4347
Source:
Exprealty
Added: Apr 22
Changed: Aug 31
Last Checked: Aug 31 at 3:07AM
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 Worth Clark Realty
Investment Insights
Based on property information with market context.
This duplex contains two two-bedroom residences with a combined 1,710 square feet. The first-floor apartment has one bathroom and tenant-owned in-unit laundry, while the second-floor unit includes two bathrooms, an en suite bath, and laundry equipment provided for tenant use. Both kitchens are equipped with granite countertops and stainless steel appliances, including dishwashers, microwaves, ranges, and refrigerators.
Major rehabilitation work was completed in 2019, including a TPO roof, HVAC, electrical, plumbing, water heaters, PVC stacks, and a large garageport. The property is located in Benton Park West, two blocks from Cherokee Street and near Tower Grove Park, South Grand, Benton Park, and Soulard. Major highways are also nearby. The current unit configuration is a 2/1 and a 2/2, with the second-floor residence scheduled to become available at the end of July.
Major rehabilitation work was completed in 2019, including a TPO roof, HVAC, electrical, plumbing, water heaters, PVC stacks, and a large garageport. The property is located in Benton Park West, two blocks from Cherokee Street and near Tower Grove Park, South Grand, Benton Park, and Soulard. Major highways are also nearby. The current unit configuration is a 2/1 and a 2/2, with the second-floor residence scheduled to become available at the end of July.
Key Highlights
- Rehabilitated in 2019 with TPO roof, HVAC, electrical, plumbing, water heaters, and PVC stacks
- 1,710‑square‑foot duplex with two 2‑bedroom units
- First‑floor unit includes 2 beds, 1 bath, and in‑unit laundry
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
$18,286
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
7.78%
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%
$365,720
$365.7K
Cap Rate 7%
$261,229
$261.2K
Cap Rate 9%
$203,178
$203.2K
Market Conditions
NOI Build-Up for 1,710 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
$27.7K $16.20/SF
− Vacancy
−$1.6K −$0.92/SF
EGI
$26.1K $15.28/SF
− OpEx
−$7.8K −$4.58/SF
NOI
$18.3K $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%
$365,720
Cap Rate 7%
$261,229
Cap Rate 9%
$203,178
Alternative Uses
Best Use
Multifamily LT 5
$261.2K
$228.6K – $304.8K
NOI $18,286 @ 7.0% cap · market cap 7.78%
Second Best
Apartment 5plus
$227.3K
$198.9K – $265.2K
NOI $15,913 @ 7.0% cap · market cap 6.77%
Theoretical Best
Office A
$367.0K
$321.1K – $428.2K
NOI $25,690 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,666
Businesses Nearby
Explore this area
Business Placement
Demographics for 63118, MO
25,194
Population
14,770
Households
1.7
Avg Household Size
34
Median Age
38%
College-Educated
87%
High-School Grad
3.4 sq mi
ZIP Area
7,410
Density / Sq Mi
$57,268
Median Household Income
$44,717
Median Earnings
$952
Median Rent
$210,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer updated interiors, private laundry, and distinct two-bedroom layouts in Benton Park West.
Where is this duplex located?
The property is located at 3104 Wyoming St Saint Louis, MO.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: Rehabilitated in 2019 with TPO roof, HVAC, electrical, plumbing, water heaters, and PVC stacks; 1,710‑square‑foot duplex with two 2‑bedroom units; First‑floor unit includes 2 beds, 1 bath, and in‑unit laundry
