Updated Tudor
For Sale
$440,000
7108 Tulane Avenue, University City, MO 63130
Historic architectural character accompanies refreshed interiors, flexible occupancy, and an attached garage.
Property Size2,912 SF
Days on Market11
Property Features for 7108 Tulane Avenue
General Information
Standard status
Active
Size
2,912 SF
Total Parking Spaces
1
Property subtype
2-4 Units
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,948
Amenities
enclosed back yard
Building Details
Building Size
2,912 SF
Year Built
1930
Construction
Tudor
Listing Agency:
Coldwell Banker Premier Group
Listed By:
Marcinda DeArriba
Source:
Aimeesimpson
Added: Aug 11
Changed: Aug 16
Last Checked: Aug 20 at 12:38PM
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 Coldwell Banker Premier Group
Investment Insights
Based on property information with market context.
This 1930-built duplex combines original Tudor detailing with substantial updates. Both residences contain 3 bedrooms, while preserved interior elements include terrazzo and hardwood flooring, exposed beams, stained glass, and period millwork. Improvements include high-efficiency heating and cooling, a 50-gallon water heater, tuckpointing, interior paint, and updated appliances. The property also includes an attached one-car garage and an enclosed backyard.
The upper residence is leased through May 2027, while the main-level unit is vacant and ready for occupancy. This configuration supports continued rental use or an owner-occupancy arrangement. The property is located in University City near parks, restaurants, shopping, and Washington University.
The upper residence is leased through May 2027, while the main-level unit is vacant and ready for occupancy. This configuration supports continued rental use or an owner-occupancy arrangement. The property is located in University City near parks, restaurants, shopping, and Washington University.
Key Highlights
- Duplex with two 3‑bedroom units
- Upper unit leased through May 2027
- Vacant main‑floor unit ready for occupancy
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
$31,140
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
7.08%
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%
$622,800
$622.8K
Cap Rate 7%
$444,857
$444.9K
Cap Rate 9%
$346,000
$346.0K
Market Conditions
NOI Build-Up for 2,912 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
$47.2K $16.20/SF
− Vacancy
−$2.7K −$0.92/SF
EGI
$44.5K $15.28/SF
− OpEx
−$13.3K −$4.58/SF
NOI
$31.1K $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%
$622,800
Cap Rate 7%
$444,857
Cap Rate 9%
$346,000
Alternative Uses
Best Use
Multifamily LT 5
$444.9K
$389.3K – $519.0K
NOI $31,140 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$387.1K
$338.7K – $451.7K
NOI $27,099 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$625.0K
$546.9K – $729.1K
NOI $43,748 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
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 - Historic architectural character accompanies refreshed interiors, flexible occupancy, and an attached garage.
Where is this duplex located?
The property is located at 7108 Tulane Avenue University City, MO.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Duplex with two 3‑bedroom units; Upper unit leased through May 2027; Vacant main‑floor unit ready for occupancy
