Updated Duplex With Private
For Sale
$400,000
4036 Flad Ave, Saint Louis, MO 63110
Two distinct residences offer flexible layouts, renovated kitchens and baths, and separate outdoor areas.
Property Size2,664 SF
Price / SF$150.15
Days on Market31
Property Features for 4036 Flad Ave
General Information
Standard status
Active
Size
2,664 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 3BR, 1 x 1BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,916
Amenities
private rear deck
fenced backyard
Building Details
Buildings
1
Listing Agency:
Epique Realty
(314) 409-3320
Listed By:
Todd Murray · License #2020041827
(314) 409-3320
Source:
Exprealty
Added: Jul 21
Changed: Aug 18
Last Checked: Aug 19 at 2:40PM
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 Epique Realty
Investment Insights
Based on property information with market context.
This 2,664-square-foot duplex includes a larger residence arranged across the second and third floors and a one-bedroom apartment on the main level. The upper unit has three bedrooms, an oversized walk-in closet that may serve as a fourth bedroom, office, den, second bathroom, or laundry area, plus open living and dining spaces. Its renovated kitchen and updated full bathroom include a tiled shower. The main-level apartment features a one-bedroom layout, hardwood floors, separate living and dining rooms, an updated kitchen, and a renovated bathroom. Appliances for both residences are included.
Each unit has a private rear deck overlooking the fenced backyard. The property is located a few blocks from the Missouri Botanical Garden and Tower Grove Park, with neighborhood restaurants, Food Truck Fridays, and the Tower Grove Farmers’ Market nearby.
Each unit has a private rear deck overlooking the fenced backyard. The property is located a few blocks from the Missouri Botanical Garden and Tower Grove Park, with neighborhood restaurants, Food Truck Fridays, and the Tower Grove Farmers’ Market nearby.
Key Highlights
- 2,664‑square‑foot duplex with two separate residences
- Upper residence spans the second and third floors with 3 bedrooms
- Walk‑in closet offers potential for a fourth bedroom, office, den, bathroom, or laundry area
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
$28,488
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
7.12%
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%
$569,760
$569.8K
Cap Rate 7%
$406,971
$407.0K
Cap Rate 9%
$316,533
$316.5K
Market Conditions
NOI Build-Up for 2,664 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
$43.2K $16.20/SF
− Vacancy
−$2.5K −$0.92/SF
EGI
$40.7K $15.28/SF
− OpEx
−$12.2K −$4.58/SF
NOI
$28.5K $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%
$569,760
Cap Rate 7%
$406,971
Cap Rate 9%
$316,533
Alternative Uses
Best Use
Multifamily LT 5
$407.0K
$356.1K – $474.8K
NOI $28,488 @ 7.0% cap · market cap 7.12%
Second Best
Apartment 5plus
$354.2K
$309.9K – $413.2K
NOI $24,791 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$571.7K
$500.3K – $667.0K
NOI $40,022 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,104
Businesses Nearby
Explore this area
Business Placement
Demographics for 63110, MO
18,199
Population
10,260
Households
1.8
Avg Household Size
33
Median Age
64%
College-Educated
97%
High-School Grad
6.6 sq mi
ZIP Area
2,757
Density / Sq Mi
$73,809
Median Household Income
$55,340
Median Earnings
$1,183
Median Rent
$314,600
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?
Duplex - Two distinct residences offer flexible layouts, renovated kitchens and baths, and separate outdoor areas.
Where is this duplex located?
The property is located at 4036 Flad Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2,664‑square‑foot duplex with two separate residences; Upper residence spans the second and third floors with 3 bedrooms; Walk‑in closet offers potential for a fourth bedroom, office, den, bathroom, or laundry area
