Brick Tudor
New
For Sale
$399,000
7104 Tulane Ave, University City, MO 63130
Two residential units offer separate laundry, updated interiors, private storage, and access to a detached brick garage.
Property Size2,784 SF
Price / SF$143.32
Days on Market2
Property Features for 7104 Tulane Ave
General Information
Standard status
Active
Size
2,784 SF
Property subtype
Multi-Family
Building Details
Year Built
1929
Listing Agency:
EXP Realty, LLC
Listed By:
Aden McCurdy · License #2021042922
(314) 704-6550
Source:
Nations-network
Added: Sep 14
Last Checked: Sep 14 at 2:46PM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
Built in 1929, this 2,784-square-foot duplex includes two two-bedroom, one-bath residences of approximately 1,350 square feet each. The first-floor unit is vacant and has hardwood flooring, leaded-glass windows, an updated bath, a large kitchen, and a new in-unit washer and dryer. The second-floor residence features updated flooring, a remodeled kitchen with stone counters, and a new combination washer and dryer; its lease runs through June 2027.
Property improvements include a new architectural shingle roof installed in June 2026, upgraded electrical panels, central air conditioning, and high-efficiency gas furnaces. The basement provides separate enclosed storage areas, while a private driveway leads to a detached brick double garage or carport. The property is within walking distance of the Delmar Loop and offers convenient access to Washington University, downtown Clayton, and Forest Park. It is not located in a flood zone.
Property improvements include a new architectural shingle roof installed in June 2026, upgraded electrical panels, central air conditioning, and high-efficiency gas furnaces. The basement provides separate enclosed storage areas, while a private driveway leads to a detached brick double garage or carport. The property is within walking distance of the Delmar Loop and offers convenient access to Washington University, downtown Clayton, and Forest Park. It is not located in a flood zone.
Key Highlights
- 2,784‑square‑foot duplex built in 1929
- Two 2‑bedroom, 1‑bath units of approximately 1,350 square feet each
- First‑floor unit is vacant; second‑floor lease runs through June 2027
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
$29,771
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
7.46%
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%
$595,420
$595.4K
Cap Rate 7%
$425,300
$425.3K
Cap Rate 9%
$330,789
$330.8K
Market Conditions
NOI Build-Up for 2,784 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
$45.1K $16.20/SF
− Vacancy
−$2.6K −$0.92/SF
EGI
$42.5K $15.28/SF
− OpEx
−$12.8K −$4.58/SF
NOI
$29.8K $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%
$595,420
Cap Rate 7%
$425,300
Cap Rate 9%
$330,789
Alternative Uses
Best Use
Multifamily LT 5
$425.3K
$372.1K – $496.2K
NOI $29,771 @ 7.0% cap · market cap 7.46%
Second Best
Apartment 5plus
$370.1K
$323.9K – $431.8K
NOI $25,908 @ 7.0% cap · market cap 6.49%
Theoretical Best
Office A
$597.5K
$522.8K – $697.1K
NOI $41,825 @ 7.0% cap · market cap 10.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
584
Businesses Nearby
Explore this area
Business Placement
Demographics for 63130, MO
29,454
Population
14,106
Households
2.1
Avg Household Size
35
Median Age
64%
College-Educated
97%
High-School Grad
5.0 sq mi
ZIP Area
5,891
Density / Sq Mi
$81,103
Median Household Income
$50,407
Median Earnings
$1,199
Median Rent
$285,500
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 separate laundry, updated interiors, private storage, and access to a detached brick garage.
Where is this duplex located?
The property is located at 7104 Tulane Ave University City, MO.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,784‑square‑foot duplex built in 1929; Two 2‑bedroom, 1‑bath units of approximately 1,350 square feet each; First‑floor unit is vacant; second‑floor lease runs through June 2027
