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    Renovated Student Housing Portfolio Title is generated by Realmo AI

    1516 W 4th Ave & 808 N Monroe St, Stillwater, OK

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    For Sale
    $6,250,000

    62-unit student housing near Oklahoma State University. Fully leased.

    Type:Multifamily
    Property size:
    44,554 SF
    Price / SF:
    $140/SF
    Added:
    Nov 26, 2025
    Days on Market:
    172
    Last Refresh:
    Apr 5 at 9:09 pm

    Property Features for 1516 W 4th Ave & 808 N Monroe St

    General Information

    Standard status
    Active
    Size
    44,554 SF
    Property subtype
    Multifamily

    We can help!

    Listing Contact
    Matthew Snyder
    Matthew Snyder

    Listing agent Matthew Snyder

    Listing office

    Listing date Nov 26, 2025

    Source Lee-associates

    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 Matthew Snyder

    HighLights

    • 100% occupancy for the 2024–25 academic year and 100% pre‑leased for 2025–26.
    • Recently renovated (2019‑2020) with modern unit finishes and upgraded community infrastructure.
    • Located near Oklahoma State University's core campus and athletic facilities.
    • 62‑unit, 105‑bed student housing community.
    • Diverse unit mix: one‑bedroom, two‑bedroom, and four‑bedroom layouts.
    • Consistent leasing performance and strong historical occupancy.

    Overview

    The Village & The Tower is a 62-unit, 105-bed student housing community serving Oklahoma State University in Stillwater, Oklahoma. The portfolio, with a property size of 44554 square feet, was comprehensively renovated between 2019 and 2020, providing modern unit finishes and upgraded community infrastructure. The unit mix includes 21 one-bedroom/one-bath units, 40 two-bedroom/one-bath units, and 1 four-bedroom/two-bath unit, offering a diverse range of options for students. The property has demonstrated consistent leasing performance, with 100% occupancy for the 2024–25 academic year and 100% pre-leased for 2025–26. Its proximity to OSU’s core campus and athletic facilities positions the asset as a reliable performer in the Stillwater student housing market.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $3.53M
    NOI $317,737 @ 9.00% cap · cautious / downside scenario
    Moderate
    $4.54M
    NOI $317,737 @ 7.00% cap · market / base-case scenario
    Aggressive
    $6.35M
    NOI $317,737 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $646.9k $14.52
    − Vacancy −$69.2k −$1.55
    EGI $577.7k $12.97
    − OpEx −$260.0k −$5.83
    NOI $317.7k $7.13
    44,554 SF · lease $14.52/SF/yr · vacancy 10.70% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $4.54M
    $3.97M – $5.30M (±1% cap)
    NOI $317,737 @ 7.0% cap · market cap 5.08%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $10.96M
    $9.59M – $12.78M (±1% cap)
    NOI $766,942 @ 7.0% cap · market cap 12.27%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Stillwater
    County
    Payne
    State
    Oklahoma
    Longitude
    -97.0719
    Latitude
    36.1375

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    FAQs

    What type of property is this?
    Apartment building - 62-unit student housing near Oklahoma State University. Fully leased.
    Where is this apartment building located?
    The property is located at 1516 W 4th Ave & 808 N Monroe St Stillwater, OK.
    What is the asking price?
    The asking price for this property is $6,250,000.
    What are key features of this property?
    This property features: 100% occupancy for the 2024–25 academic year and 100% pre‑leased for 2025–26.; Recently renovated (2019‑2020) with modern unit finishes and upgraded community infrastructure.; Located near Oklahoma State University's core campus and athletic facilities.
    (513) 387-0061
    We can help!
    Listing Contact
    Matthew Snyder
    Matthew Snyder
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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