Updated Four-Unit Brick
New
For Sale
$550,000
10031 Willdan Drive St, Louis, MO 63123
Residential Income, St Louis, MO
Property Size3,456 SF
Lot Size0.17 Acres
Price / SF$159.14
Days on Market2
Property Features for 10031 Willdan Drive St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bathroom 1, Basement, Bathroom 2, Bedroom 3, Bedroom 1
Parking features
Off Street, Underground/Basement, Garage
Basement
Unfinished, Partial
Subdivision
Lakeshire Park
Elementary school
Dressel Elem.
Middle school
Robert H. Sperreng Middle
High school
Lindbergh Sr. High
Elementary school district
Lindbergh Schools
Middle school district
Lindbergh Schools
High school district
Lindbergh Schools
Standard status
Active
APN
27K-63-0567
Size
3,456 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5848
Utilities
Cooling system
Central Air
Amenities
laundry
storage
Building Details
Year built
1969
Building materials
Brick
Architectural style
Other
Listing Agency:
Keller Williams Realty St. Louis
(314) 677-6000
Listed By:
Brooke Mead · License #2017008052
(314) 578-1274
Added: Sep 13
Last Checked: Sep 14 at 1:06PM
MLS# 26059028
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.
Located at 10031 Willdan Drive in St Louis, this four-unit residential property contains 3,456 square feet on a 0.1722-acre lot. Built in 1969 with brick construction, the building offers four similar units, each arranged with two bedrooms and one bathroom. Central air, lower-level laundry and storage areas, and shared garage space serve the units, with additional off-street parking available.
Units A and B have long-term tenants and recently received LVP flooring, kitchen cabinets, and countertops. Unit C was updated approximately two years ago with new flooring, cabinets, and countertops, while Unit D has new LVP flooring, paint, appliances, kitchen cabinets, and countertops. Units C and D are vacant. The property is in the Lindbergh School District and sits between I-55, I-44, and I-270, with shopping, restaurants, grocery stores, parks, and everyday services nearby.
Units A and B have long-term tenants and recently received LVP flooring, kitchen cabinets, and countertops. Unit C was updated approximately two years ago with new flooring, cabinets, and countertops, while Unit D has new LVP flooring, paint, appliances, kitchen cabinets, and countertops. Units C and D are vacant. The property is in the Lindbergh School District and sits between I-55, I-44, and I-270, with shopping, restaurants, grocery stores, parks, and everyday services nearby.
Key Highlights
- Four‑unit property with 3,456 square feet of building area
- Each unit includes 2 bedrooms and 1 bathroom
- 0.1722‑acre lot with brick construction dating to 1969
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
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 units provide individual layouts, lower-level laundry and storage, plus shared garage parking.
Where is this quadplex located?
The property is located at 10031 Willdan Drive St 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‑unit property with 3,456 square feet of building area; Each unit includes 2 bedrooms and 1 bathroom; 0.1722‑acre lot with brick construction dating to 1969
