Updated Two-Unit
For Sale
$380,000
Pending
3916 Wilmington Ave, Saint Louis, MO 63116
Central HVAC, individual water heaters, and dishwashers serve both units.
Property Size2,700 SF
Days on Market41
Property Features for 3916 Wilmington Ave
General Information
Standard status
Pending
Size
2,700 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,809
Amenities
dishwashers
Listing Agency:
Compass Realty Group
(310) 739-8408
Listed By:
Jason Cooper
(310) 739-8408
Source:
Exprealty
Added: Jul 12
Changed: Aug 19
Last Checked: Aug 20 at 9:41AM
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 Compass Realty Group
Investment Insights
Based on property information with market context.
This 2,700 SF duplex contains two residential units and has received several meaningful system updates. A newly installed central heating and cooling system, separate new water heaters, and recent copper plumbing improvements support the property’s day-to-day functionality. Each unit also includes a dishwasher.
The property is located in Holly Hills at 3916 Wilmington Ave in Saint Louis, with Carandelet Park within walking distance. The 180-acre park includes a fountain and gazebo, tennis and pickleball courts, and space for family recreation, fitness, and community gatherings.
The property is located in Holly Hills at 3916 Wilmington Ave in Saint Louis, with Carandelet Park within walking distance. The 180-acre park includes a fountain and gazebo, tennis and pickleball courts, and space for family recreation, fitness, and community gatherings.
Key Highlights
- 2,700 SF duplex with 2 residential units
- New central heating and cooling system
- New water heaters installed 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
$28,873
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
7.60%
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%
$577,460
$577.5K
Cap Rate 7%
$412,471
$412.5K
Cap Rate 9%
$320,811
$320.8K
Market Conditions
NOI Build-Up for 2,700 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
$43.7K $16.20/SF
− Vacancy
−$2.5K −$0.92/SF
EGI
$41.2K $15.28/SF
− OpEx
−$12.4K −$4.58/SF
NOI
$28.9K $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%
$577,460
Cap Rate 7%
$412,471
Cap Rate 9%
$320,811
Alternative Uses
Best Use
Multifamily LT 5
$412.5K
$360.9K – $481.2K
NOI $28,873 @ 7.0% cap · market cap 7.60%
Second Best
Apartment 5plus
$358.9K
$314.1K – $418.8K
NOI $25,126 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$579.5K
$507.0K – $676.1K
NOI $40,563 @ 7.0% cap · market cap 10.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
392
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
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Frequently Asked Questions
What type of property is this?
Duplex - Central HVAC, individual water heaters, and dishwashers serve both units.
Where is this duplex located?
The property is located at 3916 Wilmington Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: 2,700 SF duplex with 2 residential units; New central heating and cooling system; New water heaters installed for each unit
