Two-Family Duplex with
For Sale
$315,000
3255 Morganford Rd, Saint Louis, MO 63116
The first-floor residence will be vacant at closing, while the upper unit is occupied by the owner.
Property Size2,370 SF
Price / SF$132.91
Days on Market12
Property Features for 3255 Morganford Rd
General Information
Standard status
Active
Size
2,370 SF
Property subtype
Residential Income
Additional Details
Road Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,624
Amenities
basement laundry
detached garage
Listing Agency:
Fisher & Co Real Estate Services
Listed By:
Mike Williams
(314) 361-9700
Source:
Exprealty
Added: Sep 3
Changed: Sep 10
Last Checked: Sep 13 at 2:31PM
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 Fisher & Co Real Estate Services
Investment Insights
Based on property information with market context.
This 2,370 SF duplex at 3255 Morganford Rd includes two residential units, a detached garage with an opener, and basement laundry. The lower-level residence will be vacant at closing, while the owner currently occupies the second-floor unit. Property improvements include a roof installed in 2011, new A/C units added in 2018, thermal windows, replacement front doors, a new sewer line connecting the building to the main, and a 6-foot vinyl privacy fence.
The property is positioned on Morganford between Utah and Humphrey in South City. Tower Grove Park, restaurants, bars, coffee shops, and other Morganford district businesses are within walking distance. The sale is offered As-Is. The seller requests up to 30 days of possession after closing to vacate the upper unit, while the vacant first-floor residence will be accessible at closing.
The property is positioned on Morganford between Utah and Humphrey in South City. Tower Grove Park, restaurants, bars, coffee shops, and other Morganford district businesses are within walking distance. The sale is offered As-Is. The seller requests up to 30 days of possession after closing to vacate the upper unit, while the vacant first-floor residence will be accessible at closing.
Key Highlights
- 2,370 SF two‑family duplex at 3255 Morganford Rd
- First‑floor unit vacant at closing; second‑floor unit currently owner occupied
- Detached garage with opener and basement 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
$25,344
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
8.05%
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%
$506,880
$506.9K
Cap Rate 7%
$362,057
$362.1K
Cap Rate 9%
$281,600
$281.6K
Market Conditions
NOI Build-Up for 2,370 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
$38.4K $16.20/SF
− Vacancy
−$2.2K −$0.92/SF
EGI
$36.2K $15.28/SF
− OpEx
−$10.9K −$4.58/SF
NOI
$25.3K $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%
$506,880
Cap Rate 7%
$362,057
Cap Rate 9%
$281,600
Alternative Uses
Best Use
Multifamily LT 5
$362.1K
$316.8K – $422.4K
NOI $25,344 @ 7.0% cap · market cap 8.05%
Second Best
Apartment 5plus
$315.1K
$275.7K – $367.6K
NOI $22,055 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$508.6K
$445.1K – $593.4K
NOI $35,605 @ 7.0% cap · market cap 11.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
764
Businesses Nearby
Explore this area
Business Placement
Demographics for 63116, MO
41,959
Population
22,394
Households
1.9
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
7,770
Density / Sq Mi
$60,193
Median Household Income
$42,012
Median Earnings
$946
Median Rent
$161,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - The first-floor residence will be vacant at closing, while the upper unit is occupied by the owner.
Where is this duplex located?
The property is located at 3255 Morganford Rd Saint Louis, MO.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 2,370 SF two‑family duplex at 3255 Morganford Rd; First‑floor unit vacant at closing; second‑floor unit currently owner occupied; Detached garage with opener and basement laundry
