Tenant-Occupied
For Sale
$325,000
908-910 Cole Blvd, Saint Charles, MO 63301
Two-unit residential property with both sides occupied by tenants at closing.
Property Size2,015 SF
Price / SF$161.29
Days on Market8
Property Features for 908-910 Cole Blvd
General Information
Standard status
Active
Size
2,015 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1966
Buildings
1
Construction
masonry
Tenancy
Multi
Listing Agency:
Farm & Home Realty
Listed By:
KBH Realty Group
(573) 664-1150
Source:
Kbhrealtygroup
Added: Sep 20
Changed: Sep 26
Last Checked: Sep 26 at 6:33AM
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 Farm & Home Realty
Investment Insights
Based on property information with market context.
This duplex at 908-910 Cole Blvd offers 2,015 square feet across two residential units, with both sides currently occupied by tenants. The property was built in 1966 with masonry construction, providing a straightforward income-property configuration for an owner seeking an established multifamily asset.
Located in St. Charles, Missouri, the property is positioned within the local rental market and includes two separate residential sides under one ownership structure. Its existing occupancy and compact duplex format support a direct transition for a new owner, subject to lease and property review.
Located in St. Charles, Missouri, the property is positioned within the local rental market and includes two separate residential sides under one ownership structure. Its existing occupancy and compact duplex format support a direct transition for a new owner, subject to lease and property review.
Key Highlights
- Both duplex units are fully tenant‑occupied
- 2,015 square feet of combined property size
- Masonry construction completed in 1966
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
$21,765
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
6.70%
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%
$435,300
$435.3K
Cap Rate 7%
$310,929
$310.9K
Cap Rate 9%
$241,833
$241.8K
Market Conditions
NOI Build-Up for 2,015 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
$32.6K $16.20/SF
− Vacancy
−$1.6K −$0.77/SF
EGI
$31.1K $15.43/SF
− OpEx
−$9.3K −$4.63/SF
NOI
$21.8K $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%
$435,300
Cap Rate 7%
$310,929
Cap Rate 9%
$241,833
Alternative Uses
Best Use
Multifamily LT 5
$310.9K
$272.1K – $362.8K
NOI $21,765 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$288.8K
$252.7K – $336.9K
NOI $20,214 @ 7.0% cap · market cap 6.22%
Theoretical Best
Warehouse
$533.3K
$466.6K – $622.2K
NOI $37,330 @ 7.0% cap · market cap 11.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
319
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
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-unit residential property with both sides occupied by tenants at closing.
Where is this duplex located?
The property is located at 908-910 Cole Blvd 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: Both duplex units are fully tenant‑occupied; 2,015 square feet of combined property size; Masonry construction completed in 1966
