Three-Bedroom Duplex with
For Sale
$480,000
6027 Mcpherson Ave, Saint Louis, MO 63112
Two residential units offer spacious layouts, outdoor areas, basement storage, and proximity to Washington University and Forest Park.
Property Size3,024 SF
Price / SF$158.73
Days on Market243
Property Features for 6027 Mcpherson Ave
General Information
Standard status
Active
Size
3,024 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$4,408
Amenities
front porch
rear decks
rear parking pad
fenced yard
basement with laundry and storage lockers
Listing Agency:
Allen Real Estate Co.
(314) 644-4143
Listed By:
Haskell Allen
(314) 644-4143
Source:
Exprealty
Added: Dec 31, 2025
Changed: Aug 31
Last Checked: Aug 31 at 12:38AM
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 Allen Real Estate Co.
Investment Insights
Based on property information with market context.
This 3,024-square-foot duplex contains two units, each with three bedrooms and one full bathroom. The upper residence includes updated kitchen and bathroom finishes plus an additional room that may serve as a fourth bedroom. Shared improvements include a front porch, rear decks, a parking pad, fenced outdoor space, and a basement with laundry facilities and storage lockers. A TPO roof was installed in 2025.
The property is located at 6027 Mcpherson Ave in Saint Louis, within walking distance of Washington University and Forest Park. Public transit, dining, and retail are also identified nearby, placing the duplex within an established student-housing corridor.
The property is located at 6027 Mcpherson Ave in Saint Louis, within walking distance of Washington University and Forest Park. Public transit, dining, and retail are also identified nearby, placing the duplex within an established student-housing corridor.
Key Highlights
- Two‑unit duplex totaling 3,024 SF
- Each unit includes 3 bedrooms and 1 full bathroom
- Upper unit has remodeled kitchen and bathroom plus an extra room
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
$32,338
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
6.74%
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%
$646,760
$646.8K
Cap Rate 7%
$461,971
$462.0K
Cap Rate 9%
$359,311
$359.3K
Market Conditions
NOI Build-Up for 3,024 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
$49.0K $16.20/SF
− Vacancy
−$2.8K −$0.92/SF
EGI
$46.2K $15.28/SF
− OpEx
−$13.9K −$4.58/SF
NOI
$32.3K $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%
$646,760
Cap Rate 7%
$461,971
Cap Rate 9%
$359,311
Alternative Uses
Best Use
Multifamily LT 5
$462.0K
$404.2K – $539.0K
NOI $32,338 @ 7.0% cap · market cap 6.74%
Second Best
Apartment 5plus
$402.0K
$351.8K – $469.0K
NOI $28,141 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$649.0K
$567.9K – $757.2K
NOI $45,430 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
947
Businesses Nearby
Explore this area
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
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 residential units offer spacious layouts, outdoor areas, basement storage, and proximity to Washington University and Forest Park.
Where is this duplex located?
The property is located at 6027 Mcpherson Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,024 SF; Each unit includes 3 bedrooms and 1 full bathroom; Upper unit has remodeled kitchen and bathroom plus an extra room
