3-Unit Mixed-Use
New
For Sale
$260,000
7254 Gravois Avenue, Saint Louis, MO 63116
Residential Income, St Louis, MO
Property Size2,042 SF
Lot Size0.03 Acres
Price / SF$127.33
Days on Market3
Property Features for 7254 Gravois Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Dining Room, Bedroom 1, Bathroom 1, Basement, Bedroom 3, Bathroom 2, Bathroom 3
Patio and Porch features
Deck
Interior features
Eat-in Kitchen, High Ceilings, Kitchen/Dining Room Combo, Open Floorplan
Exterior features
Private Entrance
Fencing
Fenced
Basement
Walk-Out Access, Storage Space, Full, Unfinished
Appliances
Gas Range, Refrigerator
Subdivision
Helena Place add
Lot features
Level, Near Public Transit
Elementary school
Buder 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
5258-00-0397-7
Size
2,042 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2290
Utilities
Utilities
Cable Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1907
Floors in Building
2
Number of units
3
Flooring type
Wood, Tile
Building materials
Brick, Concrete
Architectural style
Other
Listing Agency:
Keller Williams Realty St. Louis
(314) 677-6000
Listed By:
Marinka Nekic · License #2014008879
(314) 229-7260
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 4 at 6:06AM
MLS# 26063367
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.
This mixed-use property consists of two buildings with three units: a commercial salon space, a studio home, and a two-bedroom, two-bathroom residence with a full basement. The property contains approximately 2,042 square feet, and the studio measures 529 square feet. The salon owner is open to renting the space back, while the studio is leased through 7/1/27. The main residence is occupied by the owner's son.
Built in 1907, the property has had kitchen, bathroom, and flooring updates in 2026. Other improvements include HVAC installed in 2018, newer electrical service, a water heater, and a driveway. Gas range and refrigerator are included.
Built in 1907, the property has had kitchen, bathroom, and flooring updates in 2026. Other improvements include HVAC installed in 2018, newer electrical service, a water heater, and a driveway. Gas range and refrigerator are included.
Key Highlights
- Three units across two buildings: salon, studio home, and two‑bedroom residence
- Approximately 2,042 square feet total; studio measures 529 square feet
- Two‑bedroom, two‑bathroom residence includes a full basement
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
$19,003
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
7.31%
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%
$380,060
$380.1K
Cap Rate 7%
$271,471
$271.5K
Cap Rate 9%
$211,144
$211.1K
Market Conditions
NOI Build-Up for 2,042 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
$36.8K $18.00/SF
− Vacancy
−$2.2K −$1.08/SF
EGI
$34.6K $16.92/SF
− OpEx
−$15.5K −$7.61/SF
NOI
$19.0K $9.31/SF
Area
St. Louis County, MO
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$380,060
Cap Rate 7%
$271,471
Cap Rate 9%
$211,144
Alternative Uses
Best Use
Mixed Use
$358.8K
$314.0K – $418.6K
NOI $25,116 @ 7.0% cap · market cap 9.66%
Second Best
Apartment 5plus
$271.5K
$237.5K – $316.7K
NOI $19,003 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$438.2K
$383.5K – $511.3K
NOI $30,677 @ 7.0% cap · market cap 11.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
331
Businesses Nearby
Explore this area
Business Placement
Demographics for 63116, MO
41,959
Population
22,394
Households
1.9
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
7,770
Density / Sq Mi
$60,193
Median Household Income
$42,012
Median Earnings
$946
Median Rent
$161,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two buildings combine residential space with a commercial salon unit, including a studio and a two-bedroom home.
Where is this mixed-use property located?
The property is located at 7254 Gravois Avenue Saint Louis, MO.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Three units across two buildings: salon, studio home, and two‑bedroom residence; Approximately 2,042 square feet total; studio measures 529 square feet; Two‑bedroom, two‑bathroom residence includes a full basement
