Duplex with Detached
New
For Sale
$289,900
3942 Dover Place, Saint Louis, MO 63116
Two residential units are complemented by a fenced yard, patio, and substantial garage space.
Property Size2,496 SF
Price / SF$116.15
Days on Market4
Property Features for 3942 Dover Place
General Information
Standard status
Active
Size
2,496 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
Ready for light updates
Additional Details
Multifamily Units
2
Amenities
enclosed sunroom
deck
basement storage
laundry area
fenced backyard
patio
Building Details
Year Built
1928
Construction
all brick
Listing Agency:
Salient Realty Group, LLC
Listed By:
DRG - Delhougne Realty Group
(636) 238-3830
Source:
Drgstl
Added: Oct 2
Changed: Oct 4
Last Checked: Oct 4 at 9:45AM
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 Salient Realty Group, LLC
Investment Insights
Based on property information with market context.
This 2,496-square-foot, all-brick duplex was built in 1928 and contains four bedrooms and two bathrooms. The main-floor residence includes an enclosed sunroom, while the upper unit has a deck. Wood floors cover much of the main level, alongside millwork, stained glass, arched openings, and a decorative fireplace that does not operate. Both units connect to the basement, which provides storage and a laundry area. The roof was replaced in 2025.
A fenced backyard and patio accompany a detached three-car garage with 220-volt electrical service and a furnace. The property is in Holly Hills, with parks, restaurants, and tree-lined streets in the surrounding neighborhood.
A fenced backyard and patio accompany a detached three-car garage with 220-volt electrical service and a furnace. The property is in Holly Hills, with parks, restaurants, and tree-lined streets in the surrounding neighborhood.
Key Highlights
- All‑brick duplex with 2,496 square feet, four bedrooms, and two bathrooms
- Detached three‑car garage with 220‑volt electrical service and a furnace
- Roof replaced in 2025
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
$23,228
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
8.01%
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%
$464,560
$464.6K
Cap Rate 7%
$331,829
$331.8K
Cap Rate 9%
$258,089
$258.1K
Market Conditions
NOI Build-Up for 2,496 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
$44.9K $18.00/SF
− Vacancy
−$2.7K −$1.08/SF
EGI
$42.2K $16.92/SF
− OpEx
−$19.0K −$7.61/SF
NOI
$23.2K $9.31/SF
Area
St. Louis County, MO
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$464,560
Cap Rate 7%
$331,829
Cap Rate 9%
$258,089
Alternative Uses
Best Use
Multifamily LT 5
$381.3K
$333.6K – $444.9K
NOI $26,691 @ 7.0% cap · market cap 9.21%
Second Best
Apartment 5plus
$331.8K
$290.4K – $387.1K
NOI $23,228 @ 7.0% cap · market cap 8.01%
Theoretical Best
Office A
$535.7K
$468.7K – $625.0K
NOI $37,498 @ 7.0% cap · market cap 12.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
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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
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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 - Two residential units are complemented by a fenced yard, patio, and substantial garage space.
Where is this duplex located?
The property is located at 3942 Dover Place Saint Louis, MO.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: All‑brick duplex with 2,496 square feet, four bedrooms, and two bathrooms; Detached three‑car garage with 220‑volt electrical service and a furnace; Roof replaced in 2025
