Occupied Four-Unit Brick
For Sale
Under Contract
$595,000
4322 McRee Avenue St, Louis, MO 63110
Residential Income, St Louis, MO
Property Size4,148 SF
Lot Size0.13 Acres
Price / SF$143.44
Days on Market33
Property Features for 4322 McRee Avenue St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 4, Basement, Bathroom 1, Bedroom 5, Bathroom 4, Bedroom 7, Bedroom 2, Bedroom 8, Bathroom 2, Bedroom 3, Bathroom 3, Bedroom 6
Basement
Block
Appliances
Dishwasher, Disposal, Free-Standing Electric Range, Refrigerator, Washer/Dryer
Subdivision
Shaws Vandevnter Ave Add
Elementary school
Adams 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
5197-00-0090-1
Size
4,148 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
C.B.5197 MCREE 45 FT X 124 FT 2 1/8 IN SHAWS VANDEVENTER AV E ADDN BLK 1 LOT 8&E9
Tax Annual Amount
1042
Legal Description
C.B.5197 MCREE 45 FT X 124 FT 2 1/8 IN SHAWS VANDEVENTER AV E ADDN BLK 1 LOT 8&E9
Utilities
Utilities
Cable Available
Heating system
Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
in-unit laundry
basement storage
Building Details
Year built
1922
Floors in Building
2
Number of units
4
Flooring type
Wood, Carpet
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 30
Changed: Aug 24
Last Checked: Aug 31 at 1:06AM
MLS# 26048599
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.
Built in 1922, this 4,148-square-foot brick quadplex contains four occupied residential units. Each unit is approximately 790 square feet with two bedrooms, a living room, kitchen, bathroom, and private in-unit laundry room. The property also includes basement storage and four private off-street parking spaces at the rear. Electric panels and plumbing were replaced within the last 6–8 years. Individual kitchens include dishwashers, disposals, electric ranges, refrigerators, and washer/dryer equipment. Central air and electric heating are provided, with wood and carpet flooring throughout the units.
The building is located in St. Louis’ Botanical Heights and Forest Park Southeast submarkets, between Shaw and The Grove. The Missouri Botanical Garden, Tower Grove Park, restaurants, and the WashU Medical Campus are within walking distance according to the property information. Public water service and cable availability are also reported.
The building is located in St. Louis’ Botanical Heights and Forest Park Southeast submarkets, between Shaw and The Grove. The Missouri Botanical Garden, Tower Grove Park, restaurants, and the WashU Medical Campus are within walking distance according to the property information. Public water service and cable availability are also reported.
Key Highlights
- 100% occupied four‑unit property
- 4,148 square feet on a 0.1281‑acre lot
- Each unit is approximately 790 square feet 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
$44,357
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
7.45%
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%
$887,140
$887.1K
Cap Rate 7%
$633,671
$633.7K
Cap Rate 9%
$492,856
$492.9K
Market Conditions
NOI Build-Up for 4,148 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
$67.2K $16.20/SF
− Vacancy
−$3.8K −$0.92/SF
EGI
$63.4K $15.28/SF
− OpEx
−$19.0K −$4.58/SF
NOI
$44.4K $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%
$887,140
Cap Rate 7%
$633,671
Cap Rate 9%
$492,856
Alternative Uses
Best Use
Multifamily LT 5
$633.7K
$554.5K – $739.3K
NOI $44,357 @ 7.0% cap · market cap 7.45%
Second Best
Apartment 5plus
$551.4K
$482.5K – $643.4K
NOI $38,601 @ 7.0% cap · market cap 6.49%
Theoretical Best
Office A
$890.2K
$779.0K – $1.04M
NOI $62,316 @ 7.0% cap · market cap 10.47%
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
936
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 - Four residential units offer private laundry rooms, basement storage, and rear parking in a walkable St. Louis setting.
Where is this quadplex located?
The property is located at 4322 McRee Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 100% occupied four‑unit property; 4,148 square feet on a 0.1281‑acre lot; Each unit is approximately 790 square feet with 2 bedrooms and private in‑unit laundry
