Duplex with One Leased
New
For Sale
$370,000
4971 Tholozan Ave, Saint Louis, MO 63109
The existing lease runs through January 2027, while the second unit is not identified as leased.
Property Size2,290 SF
Price / SF$161.57
Days on Market6
Property Features for 4971 Tholozan Ave
General Information
Standard status
Active
Size
2,290 SF
Property subtype
Multi-Family
Building Details
Year Built
1927
Listing Agency:
Salient Realty Group, LLC
Listed By:
DRG - Delhougne Realty Group
(636) 238-3830
Source:
Drgstl
Added: Sep 30
Changed: Oct 4
Last Checked: Oct 4 at 9:51AM
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.
Built in 1927, this duplex has one unit currently under lease through 1/31/2027. The property is in St. Louis’s South City submarket and falls within the St. Louis City Public School District.
Macklind-area amenities are accessible from the property, with Webster Groves, The Hill and The Grove described as short drives away. The information also notes connections to the broader St. Louis area.
Macklind-area amenities are accessible from the property, with Webster Groves, The Hill and The Grove described as short drives away. The information also notes connections to the broader St. Louis area.
Key Highlights
- One unit is leased through 1/31/2027
- Built in 1927
- Located in the St. Louis City Public School District
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
$24,488
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
6.62%
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%
$489,760
$489.8K
Cap Rate 7%
$349,829
$349.8K
Cap Rate 9%
$272,089
$272.1K
Market Conditions
NOI Build-Up for 2,290 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
$37.1K $16.20/SF
− Vacancy
−$2.1K −$0.92/SF
EGI
$35.0K $15.28/SF
− OpEx
−$10.5K −$4.58/SF
NOI
$24.5K $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%
$489,760
Cap Rate 7%
$349,829
Cap Rate 9%
$272,089
Alternative Uses
Best Use
Multifamily LT 5
$349.8K
$306.1K – $408.1K
NOI $24,488 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$304.4K
$266.4K – $355.2K
NOI $21,311 @ 7.0% cap · market cap 5.76%
Theoretical Best
Office A
$491.5K
$430.0K – $573.4K
NOI $34,403 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
749
Businesses Nearby
Explore this area
Business Placement
Demographics for 63109, MO
26,777
Population
14,963
Households
1.8
Avg Household Size
39
Median Age
52%
College-Educated
96%
High-School Grad
3.5 sq mi
ZIP Area
7,651
Density / Sq Mi
$71,563
Median Household Income
$52,245
Median Earnings
$929
Median Rent
$244,900
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 - The existing lease runs through January 2027, while the second unit is not identified as leased.
Where is this duplex located?
The property is located at 4971 Tholozan Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: One unit is leased through 1/31/2027; Built in 1927; Located in the St. Louis City Public School District
