Four-Unit Apartment
For Sale
$323,000
3733 Oregon Ave, Saint Louis, MO 63118
All residences are leased, with tenant-paid utilities and recent building updates.
Property Size2,480 SF
Price / SF$130.24
Days on Market14
Property Features for 3733 Oregon Ave
General Information
Standard status
Active
Size
2,480 SF
Property subtype
Residential Income
Occupancy
100%
Net Operating Income
$34,000
Financials
Asking Price
$333,000
Cap Rate
11%
Additional Details
Utilities to Site
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$236
Listing Agency:
EXP Realty, LLC
(866) 224-1761
Listed By:
Jared Smith
(636) 439-9893
Source:
Exprealty
Added: Sep 14
Changed: Sep 20
Last Checked: Sep 26 at 10:41AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This four-unit apartment property in South St. Louis City has a low-maintenance configuration with all units occupied through next spring or summer. Automatic rent increases are in place, while utility costs are billed directly to residents. Recent improvements include new water heaters and interior paint. Each apartment uses a window air-conditioning unit rather than central air, and an ADA ramp provides accessible entry.
The property consists of four residences, with three units carrying the same monthly rent and the fourth at a different rental rate. The reported cap rate is 11%.
The property consists of four residences, with three units carrying the same monthly rent and the fourth at a different rental rate. The reported cap rate is 11%.
Key Highlights
- Four‑unit apartment property in South St. Louis City
- All four units are occupied through next spring or summer
- Automatic rent increases are in place
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
$26,520
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
8.21%
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%
$530,400
$530.4K
Cap Rate 7%
$378,857
$378.9K
Cap Rate 9%
$294,667
$294.7K
Market Conditions
NOI Build-Up for 2,480 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
$40.2K $16.20/SF
− Vacancy
−$2.3K −$0.92/SF
EGI
$37.9K $15.28/SF
− OpEx
−$11.4K −$4.58/SF
NOI
$26.5K $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%
$530,400
Cap Rate 7%
$378,857
Cap Rate 9%
$294,667
Alternative Uses
Best Use
Multifamily LT 5
$378.9K
$331.5K – $442.0K
NOI $26,520 @ 7.0% cap · market cap 8.21%
Second Best
Apartment 5plus
$329.7K
$288.5K – $384.7K
NOI $23,079 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$532.3K
$465.7K – $621.0K
NOI $37,258 @ 7.0% cap · market cap 11.53%
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
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,322
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - All residences are leased, with tenant-paid utilities and recent building updates.
Where is this quadplex located?
The property is located at 3733 Oregon Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $323,000.
What are key features of this property?
This property features: Four‑unit apartment property in South St. Louis City; All four units are occupied through next spring or summer; Automatic rent increases are in place
