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    74-Unit Multifamily Investment Opportunity Title is generated by Realmo AI

    2408 Williams Creek Road, High Ridge, MO 63049

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    Claim this Listing
    For Sale
    $5,999,999

    5 Family or More, Apartment Style - High Ridge, MO

    Property size:
    36,540 SF
    Price / SF:
    $164/SF
    Added:
    Apr 16, 2026
    Days on Market:
    32
    Last Refresh:
    May 17 at 8:06 am

    Property Features for 2408 Williams Creek Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Off Street
    Appliances
    Refrigerator
    Standard status
    Active
    APN
    03-1.0-11.0-4-002-047
    Size
    36,540 SF

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    24839.3

    Utilities

    Heating system
    Forced Air
    Cooling system
    Multi Units, Wall Unit(s)

    Building Details

    Year built
    1965
    Flooring type
    Vinyl
    Building materials
    Brick, Vinyl Siding
    Architectural style
    Other

    We can help!

    Listing Contact
    James Anderson
    James Anderson

    Listing agent James Anderson License #2019046652

    Listing office Salient Realty Group, LLC 1000 S. Newstead Ave Ste 2, St. Louis, MO

    Listing date Apr 16, 2026

    MLS# 26009309 Listing URL

    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.

    HighLights

    • 74‑unit multifamily property featuring a mix of 1‑bedroom (52) and 2‑bedroom (22) units.
    • Significant value‑add potential with 50 of 74 units already renovated.
    • Renovated units feature new vinyl plank flooring, updated trim, modern vanities, fresh paint, and upgraded light fixtures.
    • Onsite laundry facilities provide additional income.
    • RUBS (Ratio Utility Billing System) helps offset operating expenses and enhance cash flow.
    • Below‑market rents offer substantial upside through rental increases.

    Overview

    This exceptional investment opportunity features a 74-unit multifamily property. The property consists of 52 one-bedroom units and 22 two-bedroom units. The property has significant value-add potential, with 50 of the 74 units already renovated. Updates include new vinyl plank flooring, updated trim, modern vanities, fresh interior paint, and upgraded light fixtures. The property benefits from on-site laundry facilities, providing additional income. The property also utilizes RUBS, helping offset operating expenses and enhance cash flow. The property is located in High Ridge, MO. The property has strong rental demand, low maintenance requirements, and below-market rents. This asset presents a compelling opportunity for investors seeking immediate income with substantial upside through continued renovations and rental increases. This property is ideal for investors looking to capture cash flow and appreciation. The property is 36540 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    High Ridge
    County
    Jefferson
    State
    Missouri
    Longitude
    -90.540998
    Latitude
    38.474424

    Nearby Similar for Sale

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      High Ridge Multi-Use Investment Property

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      2801 High Ridge Boulevard, High Ridge, MO 63049
      View Details
    • $620,000

      Mixed-Use Property on High Ridge

      Mixed-use property with multiple rental opportunities on 0.7 acres.
      2801 High Ridge Boulevard, High Ridge, MO 63049
      View Details
    • $2,199,000
      25,617 SF

      High Ridge Retail Space

      Retail space available for sale in High Ridge, Missouri.
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      View Details

    FAQs

    What type of property is this?
    Apartment building - Well-maintained 74-unit multifamily property with value-add potential.
    Where is this apartment building located?
    The property is located at 2408 Williams Creek Road High Ridge, MO.
    What is the asking price?
    The asking price for this property is $5,999,999.
    What are key features of this property?
    This property features: 74‑unit multifamily property featuring a mix of 1‑bedroom (52) and 2‑bedroom (22) units.; Significant value‑add potential with **50 of 74 units already renovated**.; Renovated units feature **new vinyl plank flooring, updated trim, modern vanities, fresh paint, and upgraded light fixtures.**
    (618) 567-8346
    We can help!
    Listing Contact
    James Anderson
    James Anderson
    Real Estate License ID: 2019046652
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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