Brick Duplex with Full
New
For Sale
$199,900
3555 High Drive, Saint Ann, MO 63074
Residential Income, St Ann, MO
Property Size1,440 SF
Lot Size0.19 Acres
Price / SF$138.82
Days on Market3
Property Features for 3555 High Drive
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 3, Bathroom 2, Basement, Bedroom 4
Parking features
Driveway, Off Street
Basement
Concrete, Full, Unfinished
Appliances
Dryer, Gas Range, Refrigerator, Washer
Subdivision
Rock Road Terrace Amd Blk 16 Lts 1
Elementary school
Briar Crest Elem.
Middle school
Holman Middle
High school
Pattonville Sr. High
Elementary school district
Pattonville R-III
Middle school district
Pattonville R-III
High school district
Pattonville R-III
Standard status
Active
APN
13M-52-1860
Size
1,440 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4094
Utilities
Utilities
Cable Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
fully fenced yard
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Flooring type
Hardwood, Linoleum, Carpet
Building materials
Brick
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Gateway Real Estate · Real Living
(314) 293-9339
Listed By:
Miranda Hedrick
(314) 705-7750
Added: Sep 23
Changed: Sep 24
Last Checked: Sep 25 at 8:06AM
MLS# 26061323
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 1980 brick ranch duplex contains 1,440 square feet and offers two residential units, each arranged with 2 bedrooms, 1 full bathroom, and a separate full basement. Unit 3557 has updated carpet, kitchen, and bathroom finishes. Both units include access to updated water heaters and HVAC systems, while central air and forced-air natural gas heating support year-round comfort. Appliances include gas ranges, refrigerators, washers, and dryers.
The property occupies 0.1887 acres at 3555 High Drive in St Ann, Missouri. A fully fenced yard provides defined outdoor space, and driveway and off-street parking are available. The building also features brick construction, a shingle roof, hardwood, linoleum, and carpet flooring, plus public water service. Both units are currently rented.
The property occupies 0.1887 acres at 3555 High Drive in St Ann, Missouri. A fully fenced yard provides defined outdoor space, and driveway and off-street parking are available. The building also features brick construction, a shingle roof, hardwood, linoleum, and carpet flooring, plus public water service. Both units are currently rented.
Key Highlights
- Two‑unit duplex with 1,440 square feet
- Each unit includes 2 bedrooms, 1 full bathroom, and a separate full basement
- Both units are currently rented
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
$15,399
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
7.70%
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%
$307,980
$308.0K
Cap Rate 7%
$219,986
$220.0K
Cap Rate 9%
$171,100
$171.1K
Market Conditions
NOI Build-Up for 1,440 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
$23.3K $16.20/SF
− Vacancy
−$1.3K −$0.92/SF
EGI
$22.0K $15.28/SF
− OpEx
−$6.6K −$4.58/SF
NOI
$15.4K $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%
$307,980
Cap Rate 7%
$219,986
Cap Rate 9%
$171,100
Alternative Uses
Best Use
Multifamily LT 5
$220.0K
$192.5K – $256.7K
NOI $15,399 @ 7.0% cap · market cap 7.70%
Second Best
Apartment 5plus
$191.4K
$167.5K – $223.4K
NOI $13,401 @ 7.0% cap · market cap 6.70%
Theoretical Best
Office A
$309.0K
$270.4K – $360.6K
NOI $21,633 @ 7.0% cap · market cap 10.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Explore this area
Business Placement
Demographics for 63074, MO
15,233
Population
7,523
Households
2
Avg Household Size
38
Median Age
18%
College-Educated
90%
High-School Grad
3.9 sq mi
ZIP Area
3,906
Density / Sq Mi
$51,351
Median Household Income
$35,585
Median Earnings
$1,005
Median Rent
$119,500
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
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Frequently Asked Questions
What type of property is this?
Duplex - Fully occupied two-unit property with separate basements, updated systems, and off-street parking.
Where is this duplex located?
The property is located at 3555 High Drive Saint Ann, MO.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,440 square feet; Each unit includes 2 bedrooms, 1 full bathroom, and a separate full basement; Both units are currently rented
