Updated Four-Unit Apartment
For Sale
$539,000
1301 Ann Ave, Saint Louis, MO 63104
Four apartments include first-floor flats and townhome-style upper layouts with private bedrooms and full or half baths.
Property Size2,674 SF
Price / SF$201.57
Days on Market9
Property Features for 1301 Ann Ave
General Information
Standard status
Active
Size
2,674 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,021
Building Details
Buildings
1
Listing Agency:
Garcia Properties
(314) 681-3048
Listed By:
Kelsey Snell
(314) 681-3048
Source:
Exprealty
Added: Aug 12
Changed: Aug 20
Last Checked: Aug 20 at 10:13AM
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 Garcia Properties
Investment Insights
Based on property information with market context.
This four-unit apartment building combines prior renovations with recent exterior and systems work. Improvements include updated HVAC, plumbing, and electrical components, along with a brand-new roof and gutters, updated electric service, and a new fence completed within the past year. Unit A also features new luxury vinyl flooring and fresh paint.
The first-floor apartments provide living rooms, eat-in kitchens, private bedrooms, and full bathrooms. The upper apartments use a townhome-style arrangement, with a living room, kitchen, bedroom, and half bath on the second floor, plus a second bedroom and full bathroom upstairs. The property includes outdoor space and is located at 1301 Ann Ave in Saint Louis, near McGurk's, Tucker's Place, Chava's, and Molly's.
The first-floor apartments provide living rooms, eat-in kitchens, private bedrooms, and full bathrooms. The upper apartments use a townhome-style arrangement, with a living room, kitchen, bedroom, and half bath on the second floor, plus a second bedroom and full bathroom upstairs. The property includes outdoor space and is located at 1301 Ann Ave in Saint Louis, near McGurk's, Tucker's Place, Chava's, and Molly's.
Key Highlights
- Four‑family building with updated HVAC, plumbing, and electrical components
- Brand‑new roof and gutters completed within the past year
- Updated electric service and new fence also completed within the past year
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
$28,595
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
5.31%
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%
$571,900
$571.9K
Cap Rate 7%
$408,500
$408.5K
Cap Rate 9%
$317,722
$317.7K
Market Conditions
NOI Build-Up for 2,674 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
$43.3K $16.20/SF
− Vacancy
−$2.5K −$0.92/SF
EGI
$40.8K $15.28/SF
− OpEx
−$12.3K −$4.58/SF
NOI
$28.6K $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%
$571,900
Cap Rate 7%
$408,500
Cap Rate 9%
$317,722
Alternative Uses
Best Use
Multifamily LT 5
$408.5K
$357.4K – $476.6K
NOI $28,595 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$355.5K
$311.1K – $414.7K
NOI $24,884 @ 7.0% cap · market cap 4.62%
Theoretical Best
Office A
$573.9K
$502.2K – $669.5K
NOI $40,172 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,078
Businesses Nearby
Explore this area
Business Placement
Demographics for 63104, MO
19,317
Population
10,958
Households
1.8
Avg Household Size
34
Median Age
54%
College-Educated
94%
High-School Grad
3.4 sq mi
ZIP Area
5,681
Density / Sq Mi
$70,127
Median Household Income
$53,693
Median Earnings
$1,054
Median Rent
$249,500
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 apartments include first-floor flats and townhome-style upper layouts with private bedrooms and full or half baths.
Where is this quadplex located?
The property is located at 1301 Ann Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: Four‑family building with updated HVAC, plumbing, and electrical components; Brand‑new roof and gutters completed within the past year; Updated electric service and new fence also completed within the past year
