All-Brick 3-Bedroom
For Sale
$255,000
3226 Arsenal St, Saint Louis, MO 63118
Updated systems, original hardwood floors, and rear sunrooms distinguish both residential units.
Property Size2,160 SF
Price / SF$118.06
Days on Market89
Property Features for 3226 Arsenal St
General Information
Standard status
Active
Size
2,160 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,802
Building Details
Construction
brick
Listing Agency:
Curry Tilson Estates
(502) 953-2655
Listed By:
Deshaun Curry Tilson
(502) 953-2655
Source:
Exprealty
Added: Jun 4
Changed: Aug 29
Last Checked: Aug 30 at 6:46PM
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 Curry Tilson Estates
Investment Insights
Based on property information with market context.
This 2,160-square-foot duplex contains two residential units, each with three bedrooms and one full bathroom. Both units feature original hardwood flooring, high ceilings, and rear den or sunroom space. Recent property improvements include a new roof, updated plumbing, newer HVAC and A/C systems, new hot water heaters, fresh interior paint, and completed tuckpointing.
The property is located at 3226 Arsenal St in Saint Louis's Tower Grove East area. The upper unit is occupied by a tenant, while the lower unit is expected to be vacant after closing. That configuration supports continued rental use or an owner-occupancy arrangement, subject to the buyer's plans.
The property is located at 3226 Arsenal St in Saint Louis's Tower Grove East area. The upper unit is occupied by a tenant, while the lower unit is expected to be vacant after closing. That configuration supports continued rental use or an owner-occupancy arrangement, subject to the buyer's plans.
Key Highlights
- 2,160‑square‑foot duplex with two 3‑bedroom, 1‑bathroom units
- All‑brick construction with original hardwood floors and high ceilings
- Rear den or sunroom included in each 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
$23,098
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
9.06%
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%
$461,960
$462.0K
Cap Rate 7%
$329,971
$330.0K
Cap Rate 9%
$256,644
$256.6K
Market Conditions
NOI Build-Up for 2,160 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
$35.0K $16.20/SF
− Vacancy
−$2.0K −$0.92/SF
EGI
$33.0K $15.28/SF
− OpEx
−$9.9K −$4.58/SF
NOI
$23.1K $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%
$461,960
Cap Rate 7%
$329,971
Cap Rate 9%
$256,644
Alternative Uses
Best Use
Multifamily LT 5
$330.0K
$288.7K – $385.0K
NOI $23,098 @ 7.0% cap · market cap 9.06%
Second Best
Apartment 5plus
$287.2K
$251.3K – $335.0K
NOI $20,101 @ 7.0% cap · market cap 7.88%
Theoretical Best
Office A
$463.6K
$405.6K – $540.8K
NOI $32,450 @ 7.0% cap · market cap 12.73%
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
1,327
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
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Frequently Asked Questions
What type of property is this?
Duplex - Updated systems, original hardwood floors, and rear sunrooms distinguish both residential units.
Where is this duplex located?
The property is located at 3226 Arsenal St Saint Louis, MO.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 2,160‑square‑foot duplex with two 3‑bedroom, 1‑bathroom units; All‑brick construction with original hardwood floors and high ceilings; Rear den or sunroom included in each unit
