Renovated Duplex with Two Living
New
For Sale
$450,000
620 S Benton Ave, Saint Charles, MO 63301
Approved short-term rental property near Historic Main Street with outdoor entertaining areas and off-street parking.
Property Size2,040 SF
Price / SF$220.59
Days on Market2
Property Features for 620 S Benton Ave
General Information
Standard status
Active
Size
2,040 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1895
Listing Agency:
RE/MAX Realty Experts
Listed By:
KBH Realty Group
(573) 664-1150
Source:
Kbhrealtygroup
Added: Sep 6
Last Checked: Sep 7 at 7:03AM
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 RE/MAX Realty Experts
Investment Insights
Based on property information with market context.
Renovated duplex offering 2,040 square feet across two self-contained living areas. The layout supports separate use of the upper and lower spaces or combined occupancy, providing flexibility for short-term rental operations. Multiple outdoor entertaining areas and ample off-street parking add functional value for occupants and visitors.
Built in 1895, the property is located at 620 S Benton Ave in St. Charles, Missouri. Historic Main Street is minutes away, with restaurants, shopping, and festivals accessible on foot. The property is also situated within an area approved for short-term rentals.
Built in 1895, the property is located at 620 S Benton Ave in St. Charles, Missouri. Historic Main Street is minutes away, with restaurants, shopping, and festivals accessible on foot. The property is also situated within an area approved for short-term rentals.
Key Highlights
- 2,040‑square‑foot duplex with two independent living spaces
- Renovated property built in 1895
- Upper and lower areas can operate separately or together
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
$22,035
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
4.90%
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%
$440,700
$440.7K
Cap Rate 7%
$314,786
$314.8K
Cap Rate 9%
$244,833
$244.8K
Market Conditions
NOI Build-Up for 2,040 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
$33.0K $16.20/SF
− Vacancy
−$1.6K −$0.77/SF
EGI
$31.5K $15.43/SF
− OpEx
−$9.4K −$4.63/SF
NOI
$22.0K $10.80/SF
Area
St. Charles County, MO
Vacancy
4.75%
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%
$440,700
Cap Rate 7%
$314,786
Cap Rate 9%
$244,833
Alternative Uses
Best Use
Multifamily LT 5
$314.8K
$275.4K – $367.3K
NOI $22,035 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$292.4K
$255.8K – $341.1K
NOI $20,465 @ 7.0% cap · market cap 4.55%
Theoretical Best
Warehouse
$539.9K
$472.4K – $629.9K
NOI $37,793 @ 7.0% cap · market cap 8.40%
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
1,962
Businesses Nearby
Explore this area
Business Placement
Demographics for 63301, MO
50,890
Population
22,687
Households
2.2
Avg Household Size
39
Median Age
39%
College-Educated
94%
High-School Grad
84.3 sq mi
ZIP Area
604
Density / Sq Mi
$83,551
Median Household Income
$46,433
Median Earnings
$1,093
Median Rent
$249,400
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 - Approved short-term rental property near Historic Main Street with outdoor entertaining areas and off-street parking.
Where is this duplex located?
The property is located at 620 S Benton Ave Saint Charles, MO.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,040‑square‑foot duplex with two independent living spaces; Renovated property built in 1895; Upper and lower areas can operate separately or together
