Updated Quadplex with Garage
For Sale
$550,000
10031 Willdan Dr, Saint Louis, MO 63123
Four two-bedroom residences offer private living areas, lower-level storage and laundry, plus shared garage access.
Property Size3,456 SF
Price / SF$159.14
Days on Market16
Property Features for 10031 Willdan Dr
General Information
Standard status
Active
Size
3,456 SF
Property subtype
Residential Income
Occupancy
50%
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$5,848
Amenities
lower-level laundry
storage areas
shared garage space
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Keller Williams Realty St. Louis
(314) 677-6000
Listed By:
Brooke Mead · License #2017008052
(314) 578-1274
Source:
Exprealty
Added: Sep 12
Changed: Sep 23
Last Checked: Sep 26 at 9:02AM
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 Keller Williams Realty St. Louis
Investment Insights
Based on property information with market context.
This 3,456-square-foot quadplex contains four residences, each with two bedrooms and one bathroom. The layouts include lower-level laundry and storage areas, with shared garage space serving the property. Units A and B have long-term tenants, while Units C and D are vacant. Recent work includes new LVP flooring, kitchen cabinets and countertops in Units A and B; Unit C received similar improvements approximately two years ago; and Unit D has new LVP flooring, fresh paint, appliances, cabinets and countertops.
The property is in the Lindbergh School District and sits between I-55, I-44 and I-270 for access across the St. Louis area. Shopping, restaurants, grocery stores, parks and everyday services are nearby. Units C and D are represented in the listing photos, while Units A and B are available for viewing with an accepted contract.
The property is in the Lindbergh School District and sits between I-55, I-44 and I-270 for access across the St. Louis area. Shopping, restaurants, grocery stores, parks and everyday services are nearby. Units C and D are represented in the listing photos, while Units A and B are available for viewing with an accepted contract.
Key Highlights
- Four units, each with 2 bedrooms and 1 bathroom
- 3,456‑square‑foot quadplex with shared garage space
- Units A and B occupied by long‑term tenants; Units C and D vacant
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
$36,957
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
6.72%
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%
$739,140
$739.1K
Cap Rate 7%
$527,957
$528.0K
Cap Rate 9%
$410,633
$410.6K
Market Conditions
NOI Build-Up for 3,456 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
$56.0K $16.20/SF
− Vacancy
−$3.2K −$0.92/SF
EGI
$52.8K $15.28/SF
− OpEx
−$15.8K −$4.58/SF
NOI
$37.0K $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%
$739,140
Cap Rate 7%
$527,957
Cap Rate 9%
$410,633
Alternative Uses
Best Use
Multifamily LT 5
$528.0K
$462.0K – $616.0K
NOI $36,957 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$459.5K
$402.0K – $536.0K
NOI $32,162 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$741.7K
$649.0K – $865.3K
NOI $51,920 @ 7.0% cap · market cap 9.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
50%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Explore this area
Business Placement
Demographics for 63123, MO
50,989
Population
23,208
Households
2.2
Avg Household Size
41
Median Age
36%
College-Educated
92%
High-School Grad
12.5 sq mi
ZIP Area
4,079
Density / Sq Mi
$74,187
Median Household Income
$43,458
Median Earnings
$987
Median Rent
$205,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four two-bedroom residences offer private living areas, lower-level storage and laundry, plus shared garage access.
Where is this quadplex located?
The property is located at 10031 Willdan Dr Saint Louis, MO.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Four units, each with 2 bedrooms and 1 bathroom; 3,456‑square‑foot quadplex with shared garage space; Units A and B occupied by long‑term tenants; Units C and D vacant
