Updated Four-Unit Brick
New
For Sale
$530,000
2301 S 11th Street St, Louis, MO 63104
Residential Income, St Louis, MO
Property Size3,600 SF
Lot Size0.04 Acres
Price / SF$147.22
Days on Market1
Property Features for 2301 S 11th Street St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 2, Bathroom 1
Parking features
On Street
Basement
Full
Subdivision
Allens Thomas Add 02
Elementary school
Sigel Elem. Comm. Ed. Center
Middle school
Long Middle Community Ed. Center
High school
Roosevelt High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Standard status
Active
APN
0800-00-0090-0
Size
3,600 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
C.B. 800 11TH 14 FT 1 IN X 113.54 FT T ALLENS 2ND ADDN BLOCK 28 LOT N1
Tax Annual Amount
2464
Legal Description
C.B. 800 11TH 14 FT 1 IN X 113.54 FT T ALLENS 2ND ADDN BLOCK 28 LOT N1
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1888
Number of units
4
Building materials
Brick
Architectural style
Other
Listing Agency:
Nettwork Global
(636) 614-5132
Listed By:
Joe Geary · License #2018025898
(636) 614-5132
Added: Aug 21
Last Checked: Aug 21 at 6:06PM
MLS# 26053047
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.
This brick quadplex contains 3,600 square feet and was built in 1888. The unit mix includes two one-bedroom apartments and two two-bedroom apartments, with updates throughout while retaining the building’s historic character. All four units are occupied under long-term leases. A rear courtyard provides shared outdoor space, and an exterior stairwell serves the upper-level apartments.
The property is located at 2301 S 11th Street in St Louis’ Soulard neighborhood, near restaurants, entertainment, and parks. Building systems include forced-air heat, electric central air, public water, and cable availability. Parking is provided on street.
The property is located at 2301 S 11th Street in St Louis’ Soulard neighborhood, near restaurants, entertainment, and parks. Building systems include forced-air heat, electric central air, public water, and cable availability. Parking is provided on street.
Key Highlights
- Four‑unit quadplex with two 1‑bedroom and two 2‑bedroom apartments
- All 4 units occupied with long‑term leases in place
- 3,600 square feet on a 0.0365‑acre lot
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
$38,497
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
7.26%
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%
$769,940
$769.9K
Cap Rate 7%
$549,957
$550.0K
Cap Rate 9%
$427,744
$427.7K
Market Conditions
NOI Build-Up for 3,600 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
$58.3K $16.20/SF
− Vacancy
−$3.3K −$0.92/SF
EGI
$55.0K $15.28/SF
− OpEx
−$16.5K −$4.58/SF
NOI
$38.5K $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%
$769,940
Cap Rate 7%
$549,957
Cap Rate 9%
$427,744
Alternative Uses
Best Use
Multifamily LT 5
$550.0K
$481.2K – $641.6K
NOI $38,497 @ 7.0% cap · market cap 7.26%
Second Best
Apartment 5plus
$478.6K
$418.8K – $558.4K
NOI $33,502 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$772.6K
$676.1K – $901.4K
NOI $54,084 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,023
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 - Fully occupied quadplex with updated apartments, long-term leases, and shared outdoor space.
Where is this quadplex located?
The property is located at 2301 S 11th Street St Louis, MO.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Four‑unit quadplex with two 1‑bedroom and two 2‑bedroom apartments; All 4 units occupied with long‑term leases in place; 3,600 square feet on a 0.0365‑acre lot
