Two-Unit Duplex with Separate
For Sale
$259,999
3924 Miami Street St, Louis, MO 63116
Residential Income, St Louis, MO
Property Size1,722 SF
Lot Size0.08 Acres
Price / SF$150.99
Days on Market72
Property Features for 3924 Miami Street St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 2, Basement, Bedroom 1
Parking
2
Parking features
Alley
Interior features
Eat-in Kitchen, Natural Woodwork, Pantry
Basement
Walk-Out Access, Concrete
Appliances
Stainless Steel Appliance(s), Dishwasher, Microwave, Free-Standing Gas Range
Subdivision
Crenshaws Add
Lot features
Back Yard, Front Yard, Level
Elementary school
Oak Hill 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
Directions
GPS friendly
Standard status
Active
APN
4120-00-0100-0
Size
1,722 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2732
Utilities
Utilities
Cable Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Amenities
central air
shared laundry
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Flooring type
Wood
Building materials
Brick
Architectural style
Other
Listing Agency:
Berkshire Hathaway HomeServices Select Properties
(314) 775-2050
Listed By:
Anna Kozak
(314) 882-3309
Added: Jul 24
Changed: Sep 26
Last Checked: Oct 3 at 3:06AM
MLS# 26043844
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 1,722-square-foot brick duplex at 3924 Miami Street contains two one-bedroom, one-bathroom residences. The first-floor apartment is vacant, and the upstairs unit is occupied. Both have updated kitchens and baths, central air, and separate gas and electric service. Wood flooring and natural woodwork contribute to the interiors, while a shared basement offers laundry and storage space. The property was built in 1925 and sits on a 0.0826-acre lot.
Tower Grove Park, South Grand, Morgan Ford, and neighborhood restaurants, coffee shops, shopping, and entertainment are identified as nearby destinations. The property also has alley parking and public water service.
Tower Grove Park, South Grand, Morgan Ford, and neighborhood restaurants, coffee shops, shopping, and entertainment are identified as nearby destinations. The property also has alley parking and public water service.
Key Highlights
- Two apartments, each with one bedroom and one full bathroom
- 1,722 square feet on a 0.0826‑acre lot
- First‑floor unit is vacant; second‑floor unit is occupied
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
$18,414
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
7.08%
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%
$368,280
$368.3K
Cap Rate 7%
$263,057
$263.1K
Cap Rate 9%
$204,600
$204.6K
Market Conditions
NOI Build-Up for 1,722 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
$27.9K $16.20/SF
− Vacancy
−$1.6K −$0.92/SF
EGI
$26.3K $15.28/SF
− OpEx
−$7.9K −$4.58/SF
NOI
$18.4K $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%
$368,280
Cap Rate 7%
$263,057
Cap Rate 9%
$204,600
Alternative Uses
Best Use
Multifamily LT 5
$263.1K
$230.2K – $306.9K
NOI $18,414 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$228.9K
$200.3K – $267.1K
NOI $16,025 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$369.6K
$323.4K – $431.2K
NOI $25,870 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - One residence is vacant, while the other has a tenant in place.
Where is this duplex located?
The property is located at 3924 Miami Street St Louis, MO.
What is the asking price?
The asking price for this property is $259,999.
What are key features of this property?
This property features: Two apartments, each with one bedroom and one full bathroom; 1,722 square feet on a 0.0826‑acre lot; First‑floor unit is vacant; second‑floor unit is occupied
