Brick Duplex with Fenced
For Sale
$375,000
4249 Chouteau Ave, Saint Louis, MO 63110
Two renovated units include quartz countertops and private off-street parking.
Property Size1,950 SF
Price / SF$192.31
Days on Market30
Property Features for 4249 Chouteau Ave
General Information
Standard status
Active
Size
1,950 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,033
Amenities
shared fenced backyard
Building Details
Year Renovated
2015
Buildings
1
Construction
brick
Tenancy
Single
Listing Agency:
Compass Realty Group
(314) 239-8288
Listed By:
Mike Palermo
(314) 239-8288
Source:
Exprealty
Added: Jul 23
Changed: Aug 16
Last Checked: Aug 20 at 1:26PM
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 brick duplex contains two 1-bedroom, 1-bathroom residences within 1,950 square feet. Both units underwent full rehabilitation in 2015 and feature quartz countertops. The first-floor apartment is leased through June 2027, while the second-floor residence is vacant. Private off-street parking and a shared fenced backyard serve the property.
Recent work includes sewer lateral replacement in 2022, basement waterproofing and refinished floors in 2025, along with updated lighting and fresh paint in Unit 1F. Unit 2F received a new gas water heater in June 2026. An active tax abatement is also in place.
The property is near Wash U, BJC, Cortex, and restaurants along Manchester Ave, with highway access to downtown.
Recent work includes sewer lateral replacement in 2022, basement waterproofing and refinished floors in 2025, along with updated lighting and fresh paint in Unit 1F. Unit 2F received a new gas water heater in June 2026. An active tax abatement is also in place.
The property is near Wash U, BJC, Cortex, and restaurants along Manchester Ave, with highway access to downtown.
Key Highlights
- Two 1‑bedroom, 1‑bathroom units totaling 1950 square feet
- Both residences fully rehabilitated in 2015
- First‑floor lease runs through June 2027; second‑floor unit is 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
$20,853
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
5.56%
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%
$417,060
$417.1K
Cap Rate 7%
$297,900
$297.9K
Cap Rate 9%
$231,700
$231.7K
Market Conditions
NOI Build-Up for 1,950 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
$31.6K $16.20/SF
− Vacancy
−$1.8K −$0.92/SF
EGI
$29.8K $15.28/SF
− OpEx
−$8.9K −$4.58/SF
NOI
$20.9K $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%
$417,060
Cap Rate 7%
$297,900
Cap Rate 9%
$231,700
Alternative Uses
Best Use
Multifamily LT 5
$297.9K
$260.7K – $347.6K
NOI $20,853 @ 7.0% cap · market cap 5.56%
Second Best
Apartment 5plus
$259.2K
$226.8K – $302.5K
NOI $18,147 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$418.5K
$366.2K – $488.3K
NOI $29,295 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,937
Businesses Nearby
Explore this area
Business Placement
Demographics for 63110, MO
18,199
Population
10,260
Households
1.8
Avg Household Size
33
Median Age
64%
College-Educated
97%
High-School Grad
6.6 sq mi
ZIP Area
2,757
Density / Sq Mi
$73,809
Median Household Income
$55,340
Median Earnings
$1,183
Median Rent
$314,600
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 - Two renovated units include quartz countertops and private off-street parking.
Where is this duplex located?
The property is located at 4249 Chouteau Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bathroom units totaling 1950 square feet; Both residences fully rehabilitated in 2015; First‑floor lease runs through June 2027; second‑floor unit is vacant
