Brick Duplex with Private
New
For Sale
$199,900
3560 Dixie Drive, Saint Ann, MO 63074
Residential Income, St Ann, MO
Property Size1,408 SF
Lot Size0.24 Acres
Price / SF$141.97
Days on Market3
Property Features for 3560 Dixie Drive
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 2, Bedroom 4, Bedroom 1
Parking features
Off Street, Driveway
Window features
Blinds
Exterior features
Private Yard
Basement
Unfinished, Full
Appliances
Free-Standing Gas Range, Refrigerator
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-52-1907
Size
1,408 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4049
Utilities
Utilities
Cable Available
Heating system
Natural Gas, Forced Air
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
1979
Floors in Building
1
Number of units
2
Flooring type
Hardwood, Carpet, Linoleum
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# 26061558
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 1,408-square-foot duplex contains two residences, each offering 2 bedrooms, 1 full bathroom, and a separate full basement. The units include hardwood, carpet, and linoleum flooring, along with free-standing gas ranges and refrigerators. Brick construction, a ranch-style layout, natural-gas forced-air heating, and central air support the property's practical residential configuration.
The property occupies 0.24 acres and includes private fenced yards, driveway parking, and additional off-street parking. Built in 1979, it has a shingle roof, public water service, and cable availability. One side has a new HVAC system, while updated water heaters provide additional mechanical improvements. The property is fully occupied and includes separate outdoor areas for each unit.
The property occupies 0.24 acres and includes private fenced yards, driveway parking, and additional off-street parking. Built in 1979, it has a shingle roof, public water service, and cable availability. One side has a new HVAC system, while updated water heaters provide additional mechanical improvements. The property is fully occupied and includes separate outdoor areas for each unit.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom per residence
- 1,408 square feet on a 0.24‑acre lot
- Separate full basement for 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
$15,057
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
7.53%
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%
$301,140
$301.1K
Cap Rate 7%
$215,100
$215.1K
Cap Rate 9%
$167,300
$167.3K
Market Conditions
NOI Build-Up for 1,408 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
$22.8K $16.20/SF
− Vacancy
−$1.3K −$0.92/SF
EGI
$21.5K $15.28/SF
− OpEx
−$6.5K −$4.58/SF
NOI
$15.1K $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%
$301,140
Cap Rate 7%
$215,100
Cap Rate 9%
$167,300
Alternative Uses
Best Use
Multifamily LT 5
$215.1K
$188.2K – $251.0K
NOI $15,057 @ 7.0% cap · market cap 7.53%
Second Best
Apartment 5plus
$187.2K
$163.8K – $218.4K
NOI $13,103 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$302.2K
$264.4K – $352.6K
NOI $21,153 @ 7.0% cap · market cap 10.58%
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
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
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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 - Fully occupied two-unit property with separate basements, fenced yards, and off-street parking.
Where is this duplex located?
The property is located at 3560 Dixie 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 2 bedrooms and 1 full bathroom per residence; 1,408 square feet on a 0.24‑acre lot; Separate full basement for each unit
