Brick Quadplex Income
For Sale
$347,000
3113-3115 Magnolia ave St, Louis, MO 63118
Residential Income, St Louis, MO
Property Size2,924 SF
Price / SF$118.67
Days on Market145
Property Features for 3113-3115 Magnolia ave St
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Basement
Unfinished
Subdivision
Labadie Lynchs Add
Elementary school
Shenandoah Elem.
Middle school
Fanning Middle Community Ed.
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
1430-00-0260-0
Size
2,924 SF
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
1924
Utilities
Cooling system
Central Air
Building Details
Year built
1884
Number of units
4
Building materials
Brick
Listing Agency:
Keller Williams Realty St. Louis
(314) 677-6000
Listed By:
Deairra Freeman · License #2020011552
(314) 677-6000
Added: Mar 30
Changed: Aug 19
Last Checked: Aug 21 at 3:06AM
MLS# 26018245
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 provides four separate 1-bedroom apartment units in a residential income configuration totaling 2,924 square feet. Each unit includes 1 bathroom, with one unit featuring 1.5 baths. The current unit status is included with the listing: Unit 1 is vacant, while Units 2, 3, and 4 are leased at $795/month, $850/month, and $875/month, respectively.
The property is located in St. Louis City at 3113-3115 Magnolia Ave, 63118, in Tower Grove East. The listing notes easy walkability and quick access to Tower Grove Park, along with nearby dining and entertainment.
For investors or owner-operators seeking a small multifamily asset, the mix of three occupied units and one vacant unit may support straightforward onboarding of the next tenant. The listing indicates that the vacant unit is available for showings now, and that the occupied units can be viewed with an accepted contract. The property is being sold as-is.
The property is located in St. Louis City at 3113-3115 Magnolia Ave, 63118, in Tower Grove East. The listing notes easy walkability and quick access to Tower Grove Park, along with nearby dining and entertainment.
For investors or owner-operators seeking a small multifamily asset, the mix of three occupied units and one vacant unit may support straightforward onboarding of the next tenant. The listing indicates that the vacant unit is available for showings now, and that the occupied units can be viewed with an accepted contract. The property is being sold as-is.
Key Highlights
- Solid brick quadplex built in 1884
- 4 units total: each offers 1 bedroom and 1 bath (one unit has 1.5 baths)
- Current rent roll: Unit 2 $795/mo, Unit 3 $850/mo, Unit 4 $875/mo (Unit 1 vacant)
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
$31,268
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
9.01%
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%
$625,360
$625.4K
Cap Rate 7%
$446,686
$446.7K
Cap Rate 9%
$347,422
$347.4K
Market Conditions
NOI Build-Up for 2,924 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
$47.4K $16.20/SF
− Vacancy
−$2.7K −$0.92/SF
EGI
$44.7K $15.28/SF
− OpEx
−$13.4K −$4.58/SF
NOI
$31.3K $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%
$625,360
Cap Rate 7%
$446,686
Cap Rate 9%
$347,422
Alternative Uses
Best Use
Multifamily LT 5
$446.7K
$390.9K – $521.1K
NOI $31,268 @ 7.0% cap · market cap 9.01%
Second Best
Apartment 5plus
$388.7K
$340.1K – $453.5K
NOI $27,211 @ 7.0% cap · market cap 7.84%
Theoretical Best
Office A
$627.5K
$549.1K – $732.1K
NOI $43,928 @ 7.0% cap · market cap 12.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
75%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,026
Businesses Nearby
Explore this area
Business Placement
Demographics for 63118, MO
25,194
Population
14,770
Households
1.7
Avg Household Size
34
Median Age
38%
College-Educated
87%
High-School Grad
3.4 sq mi
ZIP Area
7,410
Density / Sq Mi
$57,268
Median Household Income
$44,717
Median Earnings
$952
Median Rent
$210,900
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 - Brick quadplex with four 1-bedroom units, including one 1.5-bath unit, offered as-is with current rent schedule.
Where is this quadplex located?
The property is located at 3113-3115 Magnolia ave St Louis, MO.
What is the asking price?
The asking price for this property is $347,000.
What are key features of this property?
This property features: Solid brick quadplex built in 1884; 4 units total: each offers 1 bedroom and 1 bath (one unit has 1.5 baths); Current rent roll: Unit 2 $795/mo, Unit 3 $850/mo, Unit 4 $875/mo (Unit 1 vacant)
