Brick Duplex with Detached
New
For Sale
$289,900
3942 Dover Place, Saint Louis, MO 63116
Residential Income, St Louis, MO
Property Size2,496 SF
Lot Size0.12 Acres
Price / SF$116.15
Days on Market2
Property Features for 3942 Dover Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Basement
Fireplace
1
Basement
Unfinished, Walk-Up Access, Walk-Out Access
Subdivision
Holly Hills Add 02
Elementary school
Woerner 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
Standard status
Active
APN
5971-00-0050-0
Size
2,496 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4368
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Amenities
enclosed sunroom
deck
fenced backyard
patio
laundry area
Building Details
Year built
1928
Number of units
2
Flooring type
Vinyl, Wood, Carpet
Building materials
Brick
Roof type
Shingle
Listing Agency:
EXP Realty, LLC
(866) 224-1761
Listed By:
Holly Crump · License #2018018923
(314) 458-4704
Added: Oct 2
Last Checked: Oct 3 at 6:06AM
MLS# 26063273
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 2,496-square-foot brick duplex, built in 1928, contains four bedrooms and two bathrooms across two units. Interior details include wood flooring, millwork, stained glass, archways and a decorative fireplace that does not function. The main-level unit has an enclosed sunroom, while the upper unit opens to a deck. Both units connect to the basement, which includes storage and a laundry area. Central air and forced-air natural gas heating serve the property.
The 0.1245-acre parcel includes a fenced backyard with a patio and a detached three-car garage. The garage has 220-volt electrical service and a furnace. The roof was replaced in 2025. The property is in the Holly Hills neighborhood of St. Louis.
The 0.1245-acre parcel includes a fenced backyard with a patio and a detached three-car garage. The garage has 220-volt electrical service and a furnace. The roof was replaced in 2025. The property is in the Holly Hills neighborhood of St. Louis.
Key Highlights
- Two‑unit brick property with 2,496 square feet, four bedrooms and two bathrooms
- Detached three‑car garage with 220‑volt electrical service and a furnace
- 0.1245‑acre lot with fenced backyard and patio
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
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
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Cap Rate, Value Estimation, Potential NOI and more
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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 include separate outdoor areas and interior access to basement storage and laundry.
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: Two‑unit brick property with 2,496 square feet, four bedrooms and two bathrooms; Detached three‑car garage with 220‑volt electrical service and a furnace; 0.1245‑acre lot with fenced backyard and patio
