Brick Duplex with Hardwood
For Sale
$379,000
6225 Victoria Avenue St, Louis, MO 63139
Residential Income, St Louis, MO
Property Size1,944 SF
Lot Size0.09 Acres
Price / SF$194.96
Days on Market55
Property Features for 6225 Victoria Avenue St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1
Basement
Full
Subdivision
Gratiot Square
Elementary school
Mason Elem.
Middle school
Long Middle Community Ed. Center
High school
Roosevelt High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Standard status
Active
APN
2781-06-0440-0
Size
1,944 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3799
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1910
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Roof type
Flat
Architectural style
Other
Listing Agency:
STL Rental Services and Sales
Listed By:
Mimi Mackey Hollrah
(314) 609-2829
Added: Jul 22
Changed: Sep 12
Last Checked: Sep 14 at 3:06AM
MLS# 26045989
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1910, this 1,944-square-foot brick duplex contains two residential units with generously sized rooms, hardwood flooring, forced-air heat, and central air. Each apartment has traditionally functioned as a one-bedroom layout, while the flexible room arrangements provide additional space for a bedroom, office, or guest area. A porch extends from the kitchen, and the property also includes a basement, flat roof, and public water service.
The upper apartment is occupied by a long-term tenant, while the first-floor unit is leased month to month. Recent property updates include a new roof, newer windows, newer electric panels, pvs, and copper plumbing. The 0.093-acre property is located in St. Louis's Dogtown neighborhood, near Forest Park, restaurants, shops, and major highways.
The upper apartment is occupied by a long-term tenant, while the first-floor unit is leased month to month. Recent property updates include a new roof, newer windows, newer electric panels, pvs, and copper plumbing. The 0.093-acre property is located in St. Louis's Dogtown neighborhood, near Forest Park, restaurants, shops, and major highways.
Key Highlights
- Two‑unit brick duplex with 1944 square feet
- 0.093‑acre lot in the Dogtown neighborhood
- Upper unit has a long‑term tenant; first‑floor unit is month to month
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
$20,788
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
5.48%
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%
$415,760
$415.8K
Cap Rate 7%
$296,971
$297.0K
Cap Rate 9%
$230,978
$231.0K
Market Conditions
NOI Build-Up for 1,944 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
$31.5K $16.20/SF
− Vacancy
−$1.8K −$0.92/SF
EGI
$29.7K $15.28/SF
− OpEx
−$8.9K −$4.58/SF
NOI
$20.8K $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%
$415,760
Cap Rate 7%
$296,971
Cap Rate 9%
$230,978
Alternative Uses
Best Use
Multifamily LT 5
$297.0K
$259.9K – $346.5K
NOI $20,788 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$258.4K
$226.1K – $301.5K
NOI $18,091 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$417.2K
$365.1K – $486.8K
NOI $29,205 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
746
Businesses Nearby
Explore this area
Business Placement
Demographics for 63139, MO
21,971
Population
12,187
Households
1.8
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
3.8 sq mi
ZIP Area
5,782
Density / Sq Mi
$74,749
Median Household Income
$52,298
Median Earnings
$1,086
Median Rent
$199,400
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 feature flexible layouts, updated systems, and separate tenant arrangements suited to investment or owner occupancy.
Where is this duplex located?
The property is located at 6225 Victoria Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: Two‑unit brick duplex with 1944 square feet; 0.093‑acre lot in the Dogtown neighborhood; Upper unit has a long‑term tenant; first‑floor unit is month to month
