Updated Brick
New
For Sale
$295,000
3915 Miami Street St, Louis, MO 63116
Residential Income, St Louis, MO
Property Size2,304 SF
Lot Size0.08 Acres
Price / SF$128.04
Days on Market3
Property Features for 3915 Miami Street St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 4, Bedroom 2, Bathroom 1, Basement, Bedroom 3
Basement
Unfinished
Subdivision
Crenshaw Add
Elementary school
Mann Elem.
Middle school
Long Middle Community Ed. Center
High school
Roosevelt High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Special listing conditions
Real Estate Owned, In Foreclosure
Standard status
Active
APN
4121-00-0200-0
Size
2,304 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2668
Utilities
Cooling system
Central Air
Building Details
Year built
1925
Number of units
2
Building materials
Brick
Architectural style
Other
Listing Agency:
Fathom Realty-St. Louis
(888) 455-6040
Listed By:
Lori Hays · License #2017037122
(314) 308-1923
Added: Aug 29
Changed: Aug 30
Last Checked: Aug 31 at 3:06PM
MLS# 26055861
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.
Built in 1925, this 2,304-square-foot brick duplex contains two residential units, each arranged with two bedrooms, one bathroom, and an enclosed sunroom. The property has been updated and is equipped with central air. Both units are currently vacant, providing flexibility for an owner occupant or new leasing arrangements. Passing occupancy inspection reports are available.
The property occupies 0.0826 acres at 3915 Miami Street in St. Louis, Missouri. Its Tower Grove South setting places it near Tower Grove Park, neighborhood restaurants, shopping, public transportation, and major commuter routes. The combination of two separate units, additional sunroom space, and current vacancy supports multiple occupancy strategies, subject to independent verification of applicable requirements and operating details.
The property occupies 0.0826 acres at 3915 Miami Street in St. Louis, Missouri. Its Tower Grove South setting places it near Tower Grove Park, neighborhood restaurants, shopping, public transportation, and major commuter routes. The combination of two separate units, additional sunroom space, and current vacancy supports multiple occupancy strategies, subject to independent verification of applicable requirements and operating details.
Key Highlights
- Two‑unit brick duplex with 2,304 square feet
- Each unit includes 2 bedrooms, 1 bathroom, and an enclosed sunroom
- Both units are currently vacant
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
$24,638
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
8.35%
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%
$492,760
$492.8K
Cap Rate 7%
$351,971
$352.0K
Cap Rate 9%
$273,756
$273.8K
Market Conditions
NOI Build-Up for 2,304 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
$37.3K $16.20/SF
− Vacancy
−$2.1K −$0.92/SF
EGI
$35.2K $15.28/SF
− OpEx
−$10.6K −$4.58/SF
NOI
$24.6K $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%
$492,760
Cap Rate 7%
$351,971
Cap Rate 9%
$273,756
Alternative Uses
Best Use
Multifamily LT 5
$352.0K
$308.0K – $410.6K
NOI $24,638 @ 7.0% cap · market cap 8.35%
Second Best
Apartment 5plus
$306.3K
$268.0K – $357.4K
NOI $21,441 @ 7.0% cap · market cap 7.27%
Theoretical Best
Office A
$494.5K
$432.7K – $576.9K
NOI $34,614 @ 7.0% cap · market cap 11.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
975
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
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 - Vacant two-unit property with enclosed sunrooms, central air, and flexible occupancy options.
Where is this duplex located?
The property is located at 3915 Miami Street St Louis, MO.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Two‑unit brick duplex with 2,304 square feet; Each unit includes 2 bedrooms, 1 bathroom, and an enclosed sunroom; Both units are currently vacant
