Renovated Mixed-Use
For Sale
$895,000
2700 Macklind Ave, Saint Louis, MO 63139
Four-unit configuration combines neighborhood commercial space with two residential apartments for an owner-occupant live-work arrangement.
Property Size4,320 SF
Price / SF$207.18
Days on Market41
Property Features for 2700 Macklind Ave
General Information
Standard status
Active
Size
4,320 SF
Net Operating Income
$53,248
Additional Details
Gross Income
$74,599
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,933
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Invest St. Louis
(314) 255-5117
Listed By:
Jordan Schoen · License #2009024331
(314) 255-5117
Source:
Exprealty
Added: Jul 23
Changed: Aug 31
Last Checked: Aug 31 at 6:06PM
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 Invest St. Louis
Investment Insights
Based on property information with market context.
Located at 2700 Macklind Avenue in Saint Louis, this renovated mixed-use building contains 4,320 square feet arranged across four rentable spaces: two commercial suites and two residential apartments. The layout supports a combination of neighborhood business and residential occupancy within one property.
Building improvements include updated electrical and plumbing systems, tuckpointing, new front sidewalks, and restored historic storefront elements with new commercial windows and doors. The commercial suites feature new carpeting, restored original tin ceilings, kitchens, and bathrooms. Apartment renovations include new kitchens and bathrooms, refinished hardwood floors, fixtures, and updated interior finishes.
The property sits along the Macklind Avenue business corridor, near The Hill, and combines commercial and residential uses in an established neighborhood business district.
Building improvements include updated electrical and plumbing systems, tuckpointing, new front sidewalks, and restored historic storefront elements with new commercial windows and doors. The commercial suites feature new carpeting, restored original tin ceilings, kitchens, and bathrooms. Apartment renovations include new kitchens and bathrooms, refinished hardwood floors, fixtures, and updated interior finishes.
The property sits along the Macklind Avenue business corridor, near The Hill, and combines commercial and residential uses in an established neighborhood business district.
Key Highlights
- 4,320‑square‑foot mixed‑use building at 2700 Macklind Avenue
- Four rentable spaces: two apartments and two commercial suites
- Renovated electrical and plumbing systems with completed tuckpointing
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
$58,114
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
6.49%
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%
$1,162,280
$1.2M
Cap Rate 7%
$830,200
$830.2K
Cap Rate 9%
$645,711
$645.7K
Market Conditions
NOI Build-Up for 4,320 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
$96.4K $22.32/SF
− Vacancy
−$13.4K −$3.10/SF
EGI
$83.0K $19.22/SF
− OpEx
−$24.9K −$5.77/SF
NOI
$58.1K $13.45/SF
Area
St. Louis County, MO
Vacancy
13.90%
Lease Rate
$22.32 /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%
$1,162,280
Cap Rate 7%
$830,200
Cap Rate 9%
$645,711
Alternative Uses
Best Use
Retail
$830.2K
$726.4K – $968.6K
NOI $58,114 @ 7.0% cap · market cap 6.49%
Second Best
Mixed Use
$759.1K
$664.2K – $885.6K
NOI $53,134 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$927.1K
$811.3K – $1.08M
NOI $64,900 @ 7.0% cap · market cap 7.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
877
Businesses Nearby
Explore this area
Business Placement
Demographics for 63139, MO
21,971
Population
12,187
Households
1.8
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
3.8 sq mi
ZIP Area
5,782
Density / Sq Mi
$74,749
Median Household Income
$52,298
Median Earnings
$1,086
Median Rent
$199,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four-unit configuration combines neighborhood commercial space with two residential apartments for an owner-occupant live-work arrangement.
Where is this mixed-use property located?
The property is located at 2700 Macklind Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 4,320‑square‑foot mixed‑use building at 2700 Macklind Avenue; Four rentable spaces: two apartments and two commercial suites; Renovated electrical and plumbing systems with completed tuckpointing
