Updated 4-Unit Apartment
For Sale
$499,900
3683 Montana St, Saint Louis, MO 63116
Well-maintained quadplex with renovated interiors, covered porch, basement storage, and concrete parking serving all units.
Property Size3,942 SF
Price / SF$126.81
Days on Market124
Property Features for 3683 Montana St
General Information
Standard status
Active
Size
3,942 SF
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$2,282
Amenities
covered front porch
partial fencing
basement storage
Building Details
Buildings
1
Listing Agency:
RE/MAX Results
(314) 704-4282
Listed By:
Sarah Nguyen-Bani · License #2002004718
(314) 704-4282
Source:
Exprealty
Added: Apr 30
Changed: Aug 30
Last Checked: Aug 30 at 2:36PM
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 RE/MAX Results
Investment Insights
Based on property information with market context.
This 3,942-square-foot quadplex contains four two-bedroom, one-bath units with open living, dining, and kitchen areas. The property has been well maintained and includes remodeled kitchens with updated appliances, refreshed bathrooms, new laminate flooring, can lighting, stained glass windows, and exposed brick accents. A covered front porch adds shared outdoor appeal, while the clean, unfinished basement provides storage space. All systems are within 5 years old.
Partial fencing surrounds the property, and level concrete parking is available for all units. The building is located near schools, Carondelet Park, restaurants, and shopping in Saint Louis, Missouri.
Partial fencing surrounds the property, and level concrete parking is available for all units. The building is located near schools, Carondelet Park, restaurants, and shopping in Saint Louis, Missouri.
Key Highlights
- Four units, each with 2 bedrooms and 1 bath
- 3,942‑square‑foot quadplex with open kitchen and living areas
- Remodeled kitchens feature updated appliances, finishes, cabinets, and counter space
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
$42,154
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
8.43%
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%
$843,080
$843.1K
Cap Rate 7%
$602,200
$602.2K
Cap Rate 9%
$468,378
$468.4K
Market Conditions
NOI Build-Up for 3,942 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
$63.9K $16.20/SF
− Vacancy
−$3.6K −$0.92/SF
EGI
$60.2K $15.28/SF
− OpEx
−$18.1K −$4.58/SF
NOI
$42.2K $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%
$843,080
Cap Rate 7%
$602,200
Cap Rate 9%
$468,378
Alternative Uses
Best Use
Multifamily LT 5
$602.2K
$526.9K – $702.6K
NOI $42,154 @ 7.0% cap · market cap 8.43%
Second Best
Apartment 5plus
$524.1K
$458.6K – $611.4K
NOI $36,684 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$846.0K
$740.3K – $987.0K
NOI $59,222 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
798
Businesses Nearby
Explore this area
Business Placement
Demographics for 63116, MO
41,959
Population
22,394
Households
1.9
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
7,770
Density / Sq Mi
$60,193
Median Household Income
$42,012
Median Earnings
$946
Median Rent
$161,100
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 - Well-maintained quadplex with renovated interiors, covered porch, basement storage, and concrete parking serving all units.
Where is this quadplex located?
The property is located at 3683 Montana St Saint Louis, MO.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Four units, each with 2 bedrooms and 1 bath; 3,942‑square‑foot quadplex with open kitchen and living areas; Remodeled kitchens feature updated appliances, finishes, cabinets, and counter space
