Two-Unit Duplex with
New
For Sale
$325,000
833-885 Cole Boulevard, Saint Charles, MO 63301
Residential Income, St Charles, MO
Property Size2,577 SF
Lot Size0.33 Acres
Price / SF$126.12
Days on Market4
Property Features for 833-885 Cole Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Rooms
Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 2
Parking features
Off Street, Driveway
Basement
Partially Finished, Daylight
Subdivision
Willow Brook #1
Elementary school
George M. Null Elem.
Middle school
Jefferson / Hardin
High school
St. Charles West High
Elementary school district
St. Charles R-VI
Middle school district
St. Charles R-VI
High school district
St. Charles R-VI
Directions
GPS Friendly
Standard status
Active
APN
6-005D-4130-00-0071.0000000
Size
2,577 SF
Lot size
0.33 Acres
Utilities
Cooling system
Central Air
Building Details
Year built
1969
Floors in Building
1
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Architectural style
Contemporary
Listing Agency:
The Hermann London Group LLC
Listed By:
Evelyn Sharp-Heitert
(314) 802-0797
Added: Sep 19
Changed: Sep 22
Last Checked: Sep 22 at 12:06PM
MLS# 26060589
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 2,577-square-foot duplex contains two residential units, each configured with two bedrooms and a partially finished basement. The building dates to 1969 and features brick construction, hardwood flooring, and central air conditioning. Off-street parking and a driveway serve the property.
Both units are occupied, with tenants responsible for their own utilities and lawn care. The property sits on 0.334 acres at 833-885 Cole Boulevard in St Charles, Missouri 63301. Its setting provides access to shopping, dining, employment centers, McNair Park, and major roadways, as described for the established neighborhood.
Both units are occupied, with tenants responsible for their own utilities and lawn care. The property sits on 0.334 acres at 833-885 Cole Boulevard in St Charles, Missouri 63301. Its setting provides access to shopping, dining, employment centers, McNair Park, and major roadways, as described for the established neighborhood.
Key Highlights
- Two‑unit duplex with 2,577 square feet of building area
- Each unit includes 2 bedrooms and a partially finished basement
- Fully occupied with tenants in place
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
$27,835
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
8.56%
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%
$556,700
$556.7K
Cap Rate 7%
$397,643
$397.6K
Cap Rate 9%
$309,278
$309.3K
Market Conditions
NOI Build-Up for 2,577 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
$41.7K $16.20/SF
− Vacancy
−$2.0K −$0.77/SF
EGI
$39.8K $15.43/SF
− OpEx
−$11.9K −$4.63/SF
NOI
$27.8K $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%
$556,700
Cap Rate 7%
$397,643
Cap Rate 9%
$309,278
Alternative Uses
Best Use
Multifamily LT 5
$397.6K
$347.9K – $463.9K
NOI $27,835 @ 7.0% cap · market cap 8.56%
Second Best
Apartment 5plus
$369.3K
$323.2K – $430.9K
NOI $25,852 @ 7.0% cap · market cap 7.95%
Theoretical Best
Warehouse
$682.0K
$596.8K – $795.7K
NOI $47,742 @ 7.0% cap · market cap 14.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
198
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
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?
Duplex - Fully occupied duplex with two-bedroom units, central air, hardwood flooring, and off-street parking.
Where is this duplex located?
The property is located at 833-885 Cole Boulevard Saint Charles, MO.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,577 square feet of building area; Each unit includes 2 bedrooms and a partially finished basement; Fully occupied with tenants in place
