Brick Duplex with Updated
For Sale
$310,000
4265 Botanical Avenue, Saint Louis, MO 63110
Residential Income, St Louis, MO
Property Size1,716 SF
Lot Size0.05 Acres
Price / SF$180.65
Days on Market74
Property Features for 4265 Botanical Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1
Window features
Insulated Windows
Patio and Porch features
Porch
Fencing
Chain Link
Basement
Unfinished, Full
Appliances
Dishwasher, Dryer, Free-Standing Electric Range, Free-Standing Gas Range, Refrigerator, Free-Standing Refrigerator, Washer, Gas Water Heater
Subdivision
Tyler Place Add
Elementary school
Mason Elem.
Middle school
Fanning Middle Community Ed.
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
4931-00-0415-0
Size
1,716 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2559
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
washer/dryer hookups
decorative fireplace
Building Details
Year built
1906
Floors in Building
2
Flooring type
Wood, Tile - Ceramic
Building materials
Brick, Stone
Architectural style
Other
Listing Agency:
EXP Realty, LLC
(866) 224-1761
Listed By:
Dawn Griffin · License #2004010642
(314) 541-3840
Added: Jul 22
Changed: Sep 28
Last Checked: Oct 3 at 5:06AM
MLS# 26036571
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 1906 brick duplex contains two one-bedroom, one-bath flats with spacious rooms, wood and ceramic tile flooring, and a combined 1,716 square feet of living area. Both units have central air and high-efficiency furnaces installed in 2024, while newer vinyl windows improve the building envelope. The property also includes basement storage, washer and dryer hookups, a porch, chain-link fencing, public water service, and gas water heating.
Mechanical and interior updates include water and sewer lines replaced with 1-inch copper in 2008. The first-floor unit has a 2026 quartz countertop and updated circuit breakers. The second floor includes a 2026 dishwasher and bathroom vanity, a decorative fireplace, a Lenox furnace, and a new breaker box and meter base installed in 2024. The address is one block from Tower Grove Park and near the Missouri Botanical Garden, with bike-route access from a quiet cul-de-sac setting.
Mechanical and interior updates include water and sewer lines replaced with 1-inch copper in 2008. The first-floor unit has a 2026 quartz countertop and updated circuit breakers. The second floor includes a 2026 dishwasher and bathroom vanity, a decorative fireplace, a Lenox furnace, and a new breaker box and meter base installed in 2024. The address is one block from Tower Grove Park and near the Missouri Botanical Garden, with bike-route access from a quiet cul-de-sac setting.
Key Highlights
- Two 1‑bedroom/1‑bath units in a 1906 brick duplex
- 1,716 square feet of building area on a 0.0493‑acre lot
- Central air and high‑efficiency furnaces installed in 2024
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
$18,350
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
5.92%
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%
$367,000
$367.0K
Cap Rate 7%
$262,143
$262.1K
Cap Rate 9%
$203,889
$203.9K
Market Conditions
NOI Build-Up for 1,716 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
$27.8K $16.20/SF
− Vacancy
−$1.6K −$0.92/SF
EGI
$26.2K $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%
$367,000
Cap Rate 7%
$262,143
Cap Rate 9%
$203,889
Alternative Uses
Best Use
Multifamily LT 5
$262.1K
$229.4K – $305.8K
NOI $18,350 @ 7.0% cap · market cap 5.92%
Second Best
Apartment 5plus
$228.1K
$199.6K – $266.2K
NOI $15,969 @ 7.0% cap · market cap 5.15%
Theoretical Best
Office A
$368.3K
$322.3K – $429.7K
NOI $25,780 @ 7.0% cap · market cap 8.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
511
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
Check the figures for this property
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 one-bedroom flats with central air, upgraded mechanical systems, basement storage, and washer and dryer hookups.
Where is this duplex located?
The property is located at 4265 Botanical Avenue Saint Louis, MO.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Two 1‑bedroom/1‑bath units in a 1906 brick duplex; 1,716 square feet of building area on a 0.0493‑acre lot; Central air and high‑efficiency furnaces installed in 2024
