Fully Occupied
New
For Sale
$314,900
3628 Arkansas Ave, Saint Louis, MO 63118
Four one-bedroom, one-bath units are currently rented, with tenants covering electric and gas.
Property Size2,670 SF
Price / SF$117.94
Days on Market7
Property Features for 3628 Arkansas Ave
General Information
Standard status
Active
Size
2,670 SF
Property subtype
Residential Income
Occupancy
100%
Financials
Asking Price
$314,900
Gross Income
$36,000
Average Monthly Rent
$750
Units
Unit Mix
4 x 1BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$1,960
Listing Agency:
Gateway Real Estate
(314) 293-9339
Listed By:
Miranda Hedrick
(314) 705-7750
Source:
Exprealty
Added: Sep 8
Changed: Sep 13
Last Checked: Sep 14 at 9:49AM
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 Gateway Real Estate
Investment Insights
Based on property information with market context.
This quadplex contains four 1-bedroom, 1-bath units and measures 2,670 SF. All four residences are occupied, with three units rented to Section 8 tenants. Residents are responsible for electric and gas utilities, while ownership covers water, sewer, trash, and landscaping.
The property offers a four-family configuration with an established tenant base in place. The sale is subject to tenants’ rights, and buyers should verify rents, expenses, and other property details.
The property offers a four-family configuration with an established tenant base in place. The sale is subject to tenants’ rights, and buyers should verify rents, expenses, and other property details.
Key Highlights
- Four 1‑bedroom, 1‑bath units
- 2,670 SF four‑family property
- All four units currently occupied
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
$28,552
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
9.07%
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%
$571,040
$571.0K
Cap Rate 7%
$407,886
$407.9K
Cap Rate 9%
$317,244
$317.2K
Market Conditions
NOI Build-Up for 2,670 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
$43.3K $16.20/SF
− Vacancy
−$2.5K −$0.92/SF
EGI
$40.8K $15.28/SF
− OpEx
−$12.2K −$4.58/SF
NOI
$28.6K $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%
$571,040
Cap Rate 7%
$407,886
Cap Rate 9%
$317,244
Alternative Uses
Best Use
Multifamily LT 5
$407.9K
$356.9K – $475.9K
NOI $28,552 @ 7.0% cap · market cap 9.07%
Second Best
Apartment 5plus
$355.0K
$310.6K – $414.1K
NOI $24,847 @ 7.0% cap · market cap 7.89%
Theoretical Best
Office A
$573.0K
$501.4K – $668.5K
NOI $40,112 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
922
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four one-bedroom, one-bath units are currently rented, with tenants covering electric and gas.
Where is this quadplex located?
The property is located at 3628 Arkansas Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $314,900.
What are key features of this property?
This property features: Four 1‑bedroom, 1‑bath units; 2,670 SF four‑family property; All four units currently occupied
