Two-Unit Townhouse
For Sale
$419,000
3801 Folsom Ave, Saint Louis, MO 63110
Two townhouse-style units offer three bedrooms, one and a half baths, private laundry, and central air and heat.
Property Size3,168 SF
Price / SF$132.26
Days on Market13
Property Features for 3801 Folsom Ave
General Information
Standard status
Active
Size
3,168 SF
Property subtype
Residential Income
Occupancy
100%
Financials
Gross Income
$41,880
Average Monthly Rent
$1,745
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,531
Amenities
central air/heat
in-unit laundry
basement storage
rear parking
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Platinum Realty of St. Louis
(314) 306-2250
Listed By:
Jonathan Douek · License #2012038597
(314) 306-2250
Source:
Exprealty
Added: Aug 18
Changed: Aug 30
Last Checked: Aug 30 at 1:05PM
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 Platinum Realty of St. Louis
Investment Insights
Based on property information with market context.
This duplex contains two townhouse-style residences, each measuring over 1,500 square feet with three bedrooms and one and a half baths. Main-level layouts provide open living and dining areas connected to the kitchens, along with a half bath. The upper level contains the bedrooms and closets. Both units include central air and heat, in-unit laundry, and access to rear parking. Clean basements provide additional tenant storage. PVC plumbing and updated electrical service are also in place.
The building occupies a corner location on a quiet cul-de-sac near SLU and Shaw, with the expanding SSM Hospital nearby. Both residences are leased through July 2027. The property is offered as-is, with showings available only after an accepted contract and no tenant disturbance requested.
The building occupies a corner location on a quiet cul-de-sac near SLU and Shaw, with the expanding SSM Hospital nearby. Both residences are leased through July 2027. The property is offered as-is, with showings available only after an accepted contract and no tenant disturbance requested.
Key Highlights
- Two townhouse‑style units, each over 1,500 SF with 3 bedrooms and 1.5 baths
- Both residences leased through July 2027
- Open main‑level layouts connect living, dining, and kitchen areas
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
$33,877
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
8.09%
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%
$677,540
$677.5K
Cap Rate 7%
$483,957
$484.0K
Cap Rate 9%
$376,411
$376.4K
Market Conditions
NOI Build-Up for 3,168 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
$51.3K $16.20/SF
− Vacancy
−$2.9K −$0.92/SF
EGI
$48.4K $15.28/SF
− OpEx
−$14.5K −$4.58/SF
NOI
$33.9K $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%
$677,540
Cap Rate 7%
$483,957
Cap Rate 9%
$376,411
Alternative Uses
Best Use
Multifamily LT 5
$484.0K
$423.5K – $564.6K
NOI $33,877 @ 7.0% cap · market cap 8.09%
Second Best
Apartment 5plus
$421.2K
$368.5K – $491.4K
NOI $29,481 @ 7.0% cap · market cap 7.04%
Theoretical Best
Office A
$679.9K
$594.9K – $793.2K
NOI $47,594 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,492
Businesses Nearby
Explore this area
Business Placement
Demographics for 63110, MO
18,199
Population
10,260
Households
1.8
Avg Household Size
33
Median Age
64%
College-Educated
97%
High-School Grad
6.6 sq mi
ZIP Area
2,757
Density / Sq Mi
$73,809
Median Household Income
$55,340
Median Earnings
$1,183
Median Rent
$314,600
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 - Two townhouse-style units offer three bedrooms, one and a half baths, private laundry, and central air and heat.
Where is this duplex located?
The property is located at 3801 Folsom Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: Two townhouse‑style units, each over 1,500 SF with 3 bedrooms and 1.5 baths; Both residences leased through July 2027; Open main‑level layouts connect living, dining, and kitchen areas
