Brick Quadplex with Assigned
For Sale
$499,900
4120 Wyoming St, Saint Louis, MO 63116
Four-unit residential income property with separate utilities, consistent layouts, and a recently refreshed vacant apartment.
Property Size4,148 SF
Price / SF$120.52
Days on Market15
Property Features for 4120 Wyoming St
General Information
Standard status
Active
Size
4,148 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,571
Amenities
assigned parking
private rear entry
Building Details
Buildings
1
Construction
brick
Listing Agency:
Compass Realty Group
(314) 347-1658
Listed By:
Laura Sanders
(314) 605-2581
Source:
Exprealty
Added: Aug 31
Changed: Sep 10
Last Checked: Sep 14 at 8:48AM
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 Compass Realty Group
Investment Insights
Based on property information with market context.
This 4,148-square-foot brick quadplex contains four residential units, including one vacant apartment and three occupied units with comparable layouts and finishes. The available unit features hardwood flooring, fresh paint, an updated bathroom, two bedrooms, and connected living and dining areas adjoining the kitchen. A private rear entrance with a combination lock adds convenient access, while separate utilities and assigned parking support straightforward property operations.
The property is located near Tower Grove Park and is surrounded by cafés, restaurants, and neighborhood shops. The three occupied apartments provide an existing tenant base, and the similar configuration throughout the building offers consistency across the units.
The property is located near Tower Grove Park and is surrounded by cafés, restaurants, and neighborhood shops. The three occupied apartments provide an existing tenant base, and the similar configuration throughout the building offers consistency across the units.
Key Highlights
- 4,148‑square‑foot brick quadplex with four residential units
- One vacant unit and three occupied units with similar layouts and finishes
- Vacant apartment includes two bedrooms, hardwood floors, fresh paint, and an updated bathroom
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
$44,357
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
8.87%
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%
$887,140
$887.1K
Cap Rate 7%
$633,671
$633.7K
Cap Rate 9%
$492,856
$492.9K
Market Conditions
NOI Build-Up for 4,148 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
$67.2K $16.20/SF
− Vacancy
−$3.8K −$0.92/SF
EGI
$63.4K $15.28/SF
− OpEx
−$19.0K −$4.58/SF
NOI
$44.4K $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%
$887,140
Cap Rate 7%
$633,671
Cap Rate 9%
$492,856
Alternative Uses
Best Use
Multifamily LT 5
$633.7K
$554.5K – $739.3K
NOI $44,357 @ 7.0% cap · market cap 8.87%
Second Best
Apartment 5plus
$551.4K
$482.5K – $643.4K
NOI $38,601 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$890.2K
$779.0K – $1.04M
NOI $62,316 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
460
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential income property with separate utilities, consistent layouts, and a recently refreshed vacant apartment.
Where is this quadplex located?
The property is located at 4120 Wyoming 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: 4,148‑square‑foot brick quadplex with four residential units; One vacant unit and three occupied units with similar layouts and finishes; Vacant apartment includes two bedrooms, hardwood floors, fresh paint, and an updated bathroom
