12-Unit Apartment Building
For Sale
$240,000
4129 W Kossuth Ave, Saint Louis, MO 63115
Four-building apartment property with townhouse-style units and two additional lots.
Property Size2,208 SF
Price / SF$108.70
Days on Market21
Property Features for 4129 W Kossuth Ave
General Information
Standard status
Active
Size
2,208 SF
Property subtype
Residential Income
Property Condition
Severity
Teardown
Evidence
two of them will be demolished
Additional Details
Multifamily Units
12
Taxes and HOA fees
Annual Taxes
$445
Building Details
Buildings
6
Listing Agency:
Sorkin & Associates, LLC
(314) 368-2463
Listed By:
Richard Sorkin
(314) 368-2463
Source:
Exprealty
Added: Aug 1
Changed: Aug 20
Last Checked: Aug 20 at 12:55PM
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 Sorkin & Associates, LLC
Investment Insights
Based on property information with market context.
The property at 4129 W Kossuth Ave comprises four remaining apartment buildings containing 12 units, along with two lots. Two buildings from the original six-building group are planned for demolition. The unit layout includes two- to four-bedroom townhouses with 2 1/2 baths. Seven units are vacant and sustained some damage in the 2025 tornado.
Three buildings underwent rehabilitation about 25 years ago, including replacement plumbing, electrical systems, HVAC, and drywall. One building was new construction at that time. The improvements were completed using LIHTC tax credits, and continued operation is subject to rental restrictions and approval of the buyer and management by MHDC. The approval process may take two months. A separate group of seven buildings is also available.
Three buildings underwent rehabilitation about 25 years ago, including replacement plumbing, electrical systems, HVAC, and drywall. One building was new construction at that time. The improvements were completed using LIHTC tax credits, and continued operation is subject to rental restrictions and approval of the buyer and management by MHDC. The approval process may take two months. A separate group of seven buildings is also available.
Key Highlights
- 12 units across 4 remaining apartment buildings
- Two additional lots included with the property
- Townhouse layouts range from 2- to 4‑bedroom units with 2 1/2 baths
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
$20,548
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
8.56%
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%
$410,960
$411.0K
Cap Rate 7%
$293,543
$293.5K
Cap Rate 9%
$228,311
$228.3K
Market Conditions
NOI Build-Up for 2,208 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
$39.7K $18.00/SF
− Vacancy
−$2.4K −$1.08/SF
EGI
$37.4K $16.92/SF
− OpEx
−$16.8K −$7.61/SF
NOI
$20.5K $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%
$410,960
Cap Rate 7%
$293,543
Cap Rate 9%
$228,311
Alternative Uses
Best Use
Apartment 5plus
$293.5K
$256.9K – $342.5K
NOI $20,548 @ 7.0% cap · market cap 8.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$473.9K
$414.6K – $552.9K
NOI $33,171 @ 7.0% cap · market cap 13.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
405
Businesses Nearby
Explore this area
Business Placement
Demographics for 63115, MO
16,056
Population
10,208
Households
1.6
Avg Household Size
42
Median Age
14%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
3,734
Density / Sq Mi
$31,898
Median Household Income
$31,467
Median Earnings
$928
Median Rent
$61,600
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?
Apartment building - Four-building apartment property with townhouse-style units and two additional lots.
Where is this apartment building located?
The property is located at 4129 W Kossuth Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: 12 units across 4 remaining apartment buildings; Two additional lots included with the property; Townhouse layouts range from 2- to 4‑bedroom units with 2 1/2 baths
