Fixer Duplex in Walnut Park St. Louis

Built in 1915, this 1,846 sq. ft. (plus basement) property is zoned R-2. Currently configured as a 4-bedroom, 2-bathroom single-family home (the seller converted it a few years back), the bones for a duplex split are already partially in place. Offered at $35,000 (Cash or hard money only). The property will require some fire restoration in the rear. There was a small fire that was put out pretty quickly, but did do a little damage.

House Assets

Zoning with Dual Address: R2 zoning with two existing addresses makes the duplex conversion legally straightforward. The mother-in-law suite addition means demising infrastructure may already partially exist, reducing conversion scope.

Footprint: At 1,846 SF, the footprint is roughly double the standard 900 SF homes on the block. Post-conversion, this yields two workable 923 SF 2-bed/1-bath units.

Mechanicals: Electrical was repaired to city code post-fire. Plumbing is reported functional.

Roof: 2015 install. Does not need a full tear-off; the rear ventilation hole from fire suppression requires patching only (verify scope with a roofer at inspection).

Repairs Needed (Estimated)

Fire Restoration: Rear framing, drywall, window replacement, and roof patch in the ventilated area.

Interior Gut: Full modernization of both units, including kitchens, baths, flooring, paint, and smoke remediation.

Duplex Conversion: Demising walls, separate utility meters, and egress compliance per city code.

HVAC: Verify age and budget for replacement on both sides.

🟣 Comparable Sales

5242 Mimika Ave | 2/1 | 925 SF | Est. Value ~$55,000

Direct next-door neighbor. This is the exact per-unit comp. Two of these establishes a $110K floor before adding any premium for the larger overall footprint and basement access.

6120 Garesche Ave | 4/2 | 2,106 SF | Est. Value ~$145,000

Top of market for a large-format 4-bedroom in 63136. Sets the absolute ceiling if the buyer decides to keep it as a Single-Family Rental.

6100 Garesche Ave | 3/2.5 | 1,456 SF | Est. Value ~$105,000

Updated single-family mid-tier benchmark in the immediate pocket.

No real rehabbed duplexes to compare the property with, to get a true arv

🟡 ARV & Rental Analysis (Duplex Strategy)

The direct neighbor establishes each 925 SF unit at ~$55K. A fully renovated two-unit property with a larger combined footprint and basement access supports a premium above the two-unit floor.

Estimated ARV: $140,000 – $160,000

Projected Rent: $850 – $950/side ($1,700 – $1,900/month combined)