Updated Two-Unit
For Sale
$425,000
4520 Gibson Ave, Saint Louis, MO 63110
Both residences feature in-unit laundry, hardwood flooring, and updated kitchens and bathrooms.
Property Size2,838 SF
Price / SF$149.75
Days on Market22
Property Features for 4520 Gibson Ave
General Information
Standard status
Active
Size
2,838 SF
Total Parking Spaces
1
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,995
Amenities
in-unit laundry
updated kitchens and baths
hardwood floors
stainless steel appliances
dishwashers
breakfast bar seating
original fireplaces
rear decks
fenced yard
Building Details
Buildings
1
Listing Agency:
Garcia Properties
(314) 353-0336
Listed By:
Anna Garcia
(314) 973-3319
Source:
Exprealty
Added: Sep 12
Changed: Oct 3
Last Checked: Oct 3 at 2:38AM
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 Garcia Properties
Investment Insights
Based on property information with market context.
This 2,838-square-foot duplex contains two two-bedroom residences, each measuring more than 1,400 square feet. Both have in-unit laundry, hardwood floors, updated kitchens and bathrooms, stainless steel appliances, dishwashers, and breakfast bar seating. Original fireplaces retain a period detail, while rear decks and a fenced yard extend the property’s outdoor space. One parking spot is included, and the TPO roof was installed in 2020.
The lower residence is vacant. City occupancy inspections have been completed and passed for both units. The property is in The Grove neighborhood, near restaurants and nightlife.
The lower residence is vacant. City occupancy inspections have been completed and passed for both units. The property is in The Grove neighborhood, near restaurants and nightlife.
Key Highlights
- Two residences, each with 2 bedrooms and more than 1,400 square feet
- Total property size of 2,838 square feet
- Updated kitchens with stainless steel appliances, dishwashers, and breakfast bar seating
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
$30,348
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
7.14%
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%
$606,960
$607.0K
Cap Rate 7%
$433,543
$433.5K
Cap Rate 9%
$337,200
$337.2K
Market Conditions
NOI Build-Up for 2,838 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
$46.0K $16.20/SF
− Vacancy
−$2.6K −$0.92/SF
EGI
$43.4K $15.28/SF
− OpEx
−$13.0K −$4.58/SF
NOI
$30.3K $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%
$606,960
Cap Rate 7%
$433,543
Cap Rate 9%
$337,200
Alternative Uses
Best Use
Multifamily LT 5
$433.5K
$379.4K – $505.8K
NOI $30,348 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$377.3K
$330.1K – $440.2K
NOI $26,410 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$609.1K
$533.0K – $710.6K
NOI $42,636 @ 7.0% cap · market cap 10.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
5,090
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
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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 - Both residences feature in-unit laundry, hardwood flooring, and updated kitchens and bathrooms.
Where is this duplex located?
The property is located at 4520 Gibson Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two residences, each with 2 bedrooms and more than 1,400 square feet; Total property size of 2,838 square feet; Updated kitchens with stainless steel appliances, dishwashers, and breakfast bar seating
