Historic Duplex with Separate
For Sale
$459,000
6011 Waterman Blvd, Saint Louis, MO 63112
Two residences feature independent systems and a utility arrangement dividing tenant-paid services from owner-paid water, sewer, and trash.
Property Size2,650 SF
Price / SF$173.21
Days on Market12
Property Features for 6011 Waterman Blvd
General Information
Standard status
Active
Size
2,650 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,410
Listing Agency:
Realty Exchange
(314) 647-2220
Listed By:
Christopher Tucker · License #1999080123
(314) 478-1140
Source:
Exprealty
Added: Sep 3
Changed: Sep 13
Last Checked: Sep 13 at 3:08PM
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 Realty Exchange
Investment Insights
Based on property information with market context.
This historic duplex contains two residences, each arranged with three bedrooms and one bathroom. The units have separate systems, supporting independent operation within the building’s two-family configuration. Total property size is 2,650 square feet.
Utility responsibilities are divided between the occupants and ownership: tenants pay gas and electricity, while the owner covers water, sewer, and trash. The property is within walking distance of Forest Park and the U City Loop, with Washington University’s main campus and medical school also nearby.
Utility responsibilities are divided between the occupants and ownership: tenants pay gas and electricity, while the owner covers water, sewer, and trash. The property is within walking distance of Forest Park and the U City Loop, with Washington University’s main campus and medical school also nearby.
Key Highlights
- 2,650‑square‑foot historic duplex with two residences
- Both units offer a 3‑bedroom, 1‑bathroom layout
- Separate systems serve the two residences
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
$28,338
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
6.17%
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%
$566,760
$566.8K
Cap Rate 7%
$404,829
$404.8K
Cap Rate 9%
$314,867
$314.9K
Market Conditions
NOI Build-Up for 2,650 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
$42.9K $16.20/SF
− Vacancy
−$2.4K −$0.92/SF
EGI
$40.5K $15.28/SF
− OpEx
−$12.1K −$4.58/SF
NOI
$28.3K $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%
$566,760
Cap Rate 7%
$404,829
Cap Rate 9%
$314,867
Alternative Uses
Best Use
Multifamily LT 5
$404.8K
$354.2K – $472.3K
NOI $28,338 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$352.3K
$308.3K – $411.0K
NOI $24,661 @ 7.0% cap · market cap 5.37%
Theoretical Best
Office A
$568.7K
$497.7K – $663.5K
NOI $39,812 @ 7.0% cap · market cap 8.67%
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
947
Businesses Nearby
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Business Placement
Demographics for 63112, MO
18,954
Population
11,521
Households
1.6
Avg Household Size
33
Median Age
44%
College-Educated
89%
High-School Grad
3.2 sq mi
ZIP Area
5,923
Density / Sq Mi
$43,262
Median Household Income
$36,297
Median Earnings
$911
Median Rent
$216,400
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 residences feature independent systems and a utility arrangement dividing tenant-paid services from owner-paid water, sewer, and trash.
Where is this duplex located?
The property is located at 6011 Waterman Blvd Saint Louis, MO.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: 2,650‑square‑foot historic duplex with two residences; Both units offer a 3‑bedroom, 1‑bathroom layout; Separate systems serve the two residences
