Updated Brick
For Sale
$450,000
3683 Montana Street St, Louis, MO 63116
Residential Income, St Louis, MO
Property Size3,942 SF
Lot Size0.12 Acres
Price / SF$114.16
Days on Market51
Property Features for 3683 Montana Street St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Basement, Bedroom 8, Bedroom 2, Bedroom 7, Bathroom 1, Bathroom 3, Bedroom 4, Bathroom 4, Bathroom 2, Bedroom 6, Bedroom 1, Bedroom 3, Bedroom 5
Parking features
Off Street, Driveway
Interior features
Custom Cabinetry, Eat-in Kitchen
Basement
Unfinished, Full
Subdivision
Grand Meramec Park Add
Elementary school
Meramec Elem.
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
Directions
GPS friendly
Standard status
Active
APN
2587-00-0530-0
Size
3,942 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2282
Utilities
Utilities
Natural Gas Available
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
covered front porch
partially fenced yard
basement
Building Details
Year built
1925
Floors in Building
2
Number of units
4
Flooring type
Vinyl
Building materials
Brick
Architectural style
Other
Listing Agency:
RE/MAX Results · RE/MAX International
(314) 894-8775
Listed By:
Sarah Nguyen-Bani · License #2002004718
(314) 781-7777
Added: Jul 26
Changed: Sep 12
Last Checked: Sep 14 at 8:06PM
MLS# 26046609
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 1925 brick quadplex contains four residences, each arranged with two bedrooms, one full bathroom, and an open living, dining, and kitchen area. Interior improvements include remodeled kitchens with custom cabinetry, modern appliances, recessed lighting, and eat-in space, along with refreshed bathrooms and vinyl flooring. Exposed brick and stained-glass windows retain original character, while the unfinished basement provides additional storage. The 3942-square-foot property also includes a covered front porch, partially fenced yard, level concrete parking, forced-air heat, central air, public water, and natural gas availability. Major mechanical systems are approximately five years old or newer. The property is near Carondelet Park, schools, shopping, restaurants, and major highways in St Louis, Missouri.
Key Highlights
- Four‑family brick building with 2 bedrooms and 1 full bath in each residence
- 3942 square feet on a 0.119‑acre lot
- Remodeled kitchens include custom cabinetry, modern appliances, recessed lighting, and eat‑in 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
$36,684
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
8.15%
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%
$733,680
$733.7K
Cap Rate 7%
$524,057
$524.1K
Cap Rate 9%
$407,600
$407.6K
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
$71.0K $18.00/SF
− Vacancy
−$4.3K −$1.08/SF
EGI
$66.7K $16.92/SF
− OpEx
−$30.0K −$7.61/SF
NOI
$36.7K $9.31/SF
Area
St. Louis County, MO
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$733,680
Cap Rate 7%
$524,057
Cap Rate 9%
$407,600
Alternative Uses
Best Use
Multifamily LT 5
$602.2K
$526.9K – $702.6K
NOI $42,154 @ 7.0% cap · market cap 9.37%
Second Best
Apartment 5plus
$524.1K
$458.6K – $611.4K
NOI $36,684 @ 7.0% cap · market cap 8.15%
Theoretical Best
Office A
$846.0K
$740.3K – $987.0K
NOI $59,222 @ 7.0% cap · market cap 13.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
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 - Four two-bedroom residences offer renovated interiors, private full bathrooms, and on-site parking.
Where is this quadplex located?
The property is located at 3683 Montana Street St Louis, MO.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Four‑family brick building with 2 bedrooms and 1 full bath in each residence; 3942 square feet on a 0.119‑acre lot; Remodeled kitchens include custom cabinetry, modern appliances, recessed lighting, and eat‑in space
