Brick Duplex with Detached
For Sale
$305,000
3255 Morganford Road St, Louis, MO 63116
Residential Income, St Louis, MO
Property Size2,370 SF
Lot Size0.09 Acres
Price / SF$128.69
Days on Market10
Property Features for 3255 Morganford Road St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 1
Parking features
Open
Appliances
Gas Cooktop, Dishwasher, Disposal, Dryer, Oven, Free-Standing Gas Oven, Refrigerator
Subdivision
Dowling Heights Add
Elementary school
Buder Elem.
Middle school
Blewett Middle
High school
Roosevelt High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Standard status
Active
APN
5115-00-0180-0
Size
2,370 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2624
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
basement laundry
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Carpet, Tile - Ceramic, Linoleum
Building materials
Brick
Roof type
Tar/Gravel
Architectural style
Other
Listing Agency:
Fisher & Co Real Estate Services
Listed By:
Mike Williams
(314) 361-9700
Added: Sep 18
Changed: Sep 26
Last Checked: Sep 27 at 2:06PM
MLS# 26054330
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.
This 1910 brick duplex contains 2,370 square feet on a 0.0861-acre lot. The first-floor residence is vacant and available at closing, while the second-floor unit is occupied by the owner. The property includes a detached garage with opener, basement laundry, central air, natural-gas forced-air heat, and a mix of ceramic tile, linoleum, and carpet flooring. Appliances include a gas cooktop, dishwasher, disposal, dryer, oven, and refrigerator.
Property improvements include a roof installed in 2011, new A/C units from 2018, thermal windows, replacement front doors, a sewer line connecting the building to the main, and a 6-foot vinyl privacy fence. Located on Morganford Road in St. Louis, the property is within walking distance of Tower Grove Park and the Morganford district’s restaurants, bars, coffee shops, and local businesses. The sale is as-is, with up to 30 days of post-closing possession requested for the second-floor unit.
Property improvements include a roof installed in 2011, new A/C units from 2018, thermal windows, replacement front doors, a sewer line connecting the building to the main, and a 6-foot vinyl privacy fence. Located on Morganford Road in St. Louis, the property is within walking distance of Tower Grove Park and the Morganford district’s restaurants, bars, coffee shops, and local businesses. The sale is as-is, with up to 30 days of post-closing possession requested for the second-floor unit.
Key Highlights
- 2,370 square feet on a 0.0861‑acre lot
- Two‑family duplex with vacant first‑floor unit
- 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
8.31%
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 8.31%
Second Best
Apartment 5plus
$315.1K
$275.7K – $367.6K
NOI $22,055 @ 7.0% cap · market cap 7.23%
Theoretical Best
Office A
$508.6K
$445.1K – $593.4K
NOI $35,605 @ 7.0% cap · market cap 11.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with one vacant residence and extensive system updates.
Where is this duplex located?
The property is located at 3255 Morganford Road St Louis, MO.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: 2,370 square feet on a 0.0861‑acre lot; Two‑family duplex with vacant first‑floor unit; Detached garage with opener and basement laundry
