Building Details

Building Size 18,785 SF

Year Built 1892

Buildings 4

Listing Agency: Rivers Realty

Listed By: Jay Rios · License #2011004671 Show Phone

Source: Janetmcafee

Added: May 7 Changed: Oct 27 Last Checked: Oct 27 at 4:51AM

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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 Rivers Realty

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Investment Insights

Based on property information with market context.

This St. Louis portfolio brings together four properties with commercial, residential, and parking components. At 1433 S. Vandeventer, a two-story building contains 6,400 SF on a 7,163 SF lot, with commercial storefronts below and apartments above; occupancy is about 40%. The 1443 S. Vandeventer property includes a duplex with approximately 6,400 SF of living space on a 5,952 SF lot. It is vacant and partially renovated, with a restaurant area, outdoor seating, a built-out kitchen, a bar, and an unfinished basement. A separate 4,199 SF parking lot is at 1435R S. Vandeventer.

At 1322/1324 S. Boyle, a two-story four-family building has 3,384 SF on a 4,148 SF lot, plus parking. The building is partially renovated, with renovations underway, and is 50% occupied. The properties are in The Grove, between I-44 and I-64.

Key Highlights

• 1433 S. Vandeventer: 6,400 SF, 2 stories, 7,163 SF lot, and about 40% occupancy
• 1443 S. Vandeventer: duplex with approximately 6,400 SF of living space on a 5,952 SF lot
• Restaurant area includes outdoor seating, a built‑out kitchen, bar, and unfinished basement

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$174,813

Cap Rate

7.28%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$3,496,260 $3.5M

Cap Rate 7%

$2,497,329 $2.5M

Cap Rate 9%

$1,942,367 $1.9M

Is this asking price fair?

Market Conditions

NOI Build-Up for 18,785 SF

Gross rent

$338.1K $18.00/SF

− Vacancy

−$20.3K −$1.08/SF

EGI

$317.8K $16.92/SF

− OpEx

−$143.0K −$7.61/SF

NOI

$174.8K $9.31/SF

Area

St. Louis County, MO

Vacancy

6.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

45.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$3,496,260

Cap Rate 7%

$2,497,329

Cap Rate 9%

$1,942,367

Alternative Uses

Best Use

Retail

$3.61M

$3.16M – $4.21M (±1% cap)

NOI $252,701 @ 7.0% cap · market cap 10.53%

Second Best

Mixed Use

$3.30M

$2.89M – $3.85M (±1% cap)

NOI $231,048 @ 7.0% cap · market cap 9.63%

Theoretical Best

Office A

$4.03M

$3.53M – $4.70M (±1% cap)

NOI $282,211 @ 7.0% cap · market cap 11.76%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

Storefront properties

Suggested Use

Top Pick Dental Office Nail Salon Grocery & Convenience Store Kitchen & Bath Showroom HVAC Service (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

910

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

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Four properties combine storefronts, apartments, restaurant space, residential units, and a separate parking parcel.

Where is this mixed-use property located?

The property is located at 1449 S Vandeventer Avenue Saint Louis, MO.

What is the asking price?

The asking price for this property is $2,400,000.

What are key features of this property?

This property features: 1433 S. Vandeventer: 6,400 SF, 2 stories, 7,163 SF lot, and about 40% occupancy; 1443 S. Vandeventer: duplex with approximately 6,400 SF of living space on a 5,952 SF lot; Restaurant area includes outdoor seating, a built‑out kitchen, bar, and unfinished basement