Renovated Quadplex with
For Sale
Under Contract
$675,000
4102 McRee Avenue St, Louis, MO 63110
Residential Income, St Louis, MO
Property Size3,780 SF
Lot Size0.19 Acres
Price / SF$178.57
Days on Market42
Property Features for 4102 McRee Avenue St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 2, Basement, Bedroom 6, Bathroom 3, Bedroom 5, Bathroom 4, Bedroom 2, Bedroom 7, Bedroom 4, Bathroom 1, Bedroom 3, Bedroom 8
Parking
4
Parking features
Off Street
Patio and Porch features
Deck
Basement
Block, Storage Space, Unfinished
Appliances
Dishwasher, Free-Standing Electric Oven, Refrigerator, Washer/Dryer
Subdivision
Shaws Lafayette Add
Elementary school
Cote Brilliante Elem.
Middle school
Elias Michael Elem.
High school
Vashon High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Standard status
Active Under Contract
APN
5442-00-0190-1
Size
3,780 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
C.B.5442 MCREE AVE 64 FT X 131 FT SHAWS LAF. ADDN LOT 1 E-2
Tax Annual Amount
328
Legal Description
C.B.5442 MCREE AVE 64 FT X 131 FT SHAWS LAF. ADDN LOT 1 E-2
Utilities
Utilities
Cable Available
Heating system
Natural Gas, Forced Air
Cooling system
Ceiling Fan(s), Electric, Central Air
Water source
Public
Building Details
Year built
1922
Floors in Building
2
Building materials
Brick
Roof type
Shingle
Architectural style
Other
Listing Agency:
The Hermann London Group LLC
(314) 802-0797
Listed By:
Nidhi Soni · License #2014008871
(314) 802-0797
Added: Jul 21
Changed: Aug 19
Last Checked: Aug 31 at 3:06AM
MLS# 26025368
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 1922 brick quadplex contains four renovated units totaling 3,780 square feet, with each apartment measuring approximately 710 square feet. Every unit includes a living room, kitchen, bathroom, two bedrooms, and private in-unit laundry. The building also provides basement storage and a rear parking area for four vehicles. Electrical panels and PVC plumbing have been replaced, while heating is provided by natural-gas forced air and cooling includes central air.
Located at 4102 McRee Avenue in St. Louis, the property is 100% occupied and situated in the Botanical Heights and Forest Park Southeast submarkets. It is positioned between Shaw and The Grove, near restaurants, the Missouri Botanical Garden, Tower Grove Park, and the WashU Medical Campus. The property is tax abated through 2029, and three rents are identified as below market with stated potential for an over 8.5% cap rate after increases.
Located at 4102 McRee Avenue in St. Louis, the property is 100% occupied and situated in the Botanical Heights and Forest Park Southeast submarkets. It is positioned between Shaw and The Grove, near restaurants, the Missouri Botanical Garden, Tower Grove Park, and the WashU Medical Campus. The property is tax abated through 2029, and three rents are identified as below market with stated potential for an over 8.5% cap rate after increases.
Key Highlights
- Four‑unit property totaling 3,780 square feet on a 0.1925‑acre lot
- 100% occupied with all units renovated
- Each unit is approximately 710sf with 2 bedrooms and private in‑unit laundry
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
$40,422
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
5.99%
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%
$808,440
$808.4K
Cap Rate 7%
$577,457
$577.5K
Cap Rate 9%
$449,133
$449.1K
Market Conditions
NOI Build-Up for 3,780 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
$61.2K $16.20/SF
− Vacancy
−$3.5K −$0.92/SF
EGI
$57.7K $15.28/SF
− OpEx
−$17.3K −$4.58/SF
NOI
$40.4K $10.69/SF
Area
St. Louis County, MO
Vacancy
5.70%
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%
$808,440
Cap Rate 7%
$577,457
Cap Rate 9%
$449,133
Alternative Uses
Best Use
Multifamily LT 5
$577.5K
$505.3K – $673.7K
NOI $40,422 @ 7.0% cap · market cap 5.99%
Second Best
Apartment 5plus
$502.5K
$439.7K – $586.3K
NOI $35,177 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$811.3K
$709.9K – $946.5K
NOI $56,788 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,120
Businesses Nearby
Explore this area
Business Placement
Demographics for 63110, MO
18,199
Population
10,260
Households
1.8
Avg Household Size
33
Median Age
64%
College-Educated
97%
High-School Grad
6.6 sq mi
ZIP Area
2,757
Density / Sq Mi
$73,809
Median Household Income
$55,340
Median Earnings
$1,183
Median Rent
$314,600
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?
Quadplex - Fully occupied multifamily property with renovated units, private laundry, basement storage, and rear off-street parking.
Where is this quadplex located?
The property is located at 4102 McRee Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Four‑unit property totaling 3,780 square feet on a 0.1925‑acre lot; 100% occupied with all units renovated; Each unit is approximately 710sf with 2 bedrooms and private in‑unit laundry
