Occupied Quadplex with Private
For Sale
$595,000
4322 Mcree Ave, Saint Louis, MO 63110
Four two-bedroom residences offer in-unit laundry, basement storage, and rear parking for tenants.
Property Size4,148 SF
Price / SF$143.44
Days on Market20
Property Features for 4322 Mcree Ave
General Information
Standard status
Active
Size
4,148 SF
Total Parking Spaces
4
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$1,042
Amenities
private in-unit laundry room
additional storage space
Building Details
Buildings
1
Listing Agency:
The Hermann London Group LLC
(314) 276-4154
Listed By:
Nidhi Soni · License #2014008871
(314) 276-4154
Source:
Exprealty
Added: Jul 29
Changed: Aug 14
Last Checked: Aug 16 at 11:08AM
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 The Hermann London Group LLC
Investment Insights
Based on property information with market context.
This 4,148-square-foot quadplex contains four occupied residences, each measuring approximately 790 square feet. Every unit includes a living room, kitchen, bathroom, two bedrooms, and a private laundry room. The property also provides basement storage and private rear parking for four vehicles. Electrical panels and plumbing were replaced within the last 6-8 years.
The building is situated in Saint Louis within the Botanical Heights and Forest Park Southeast submarkets, between Shaw and The Grove. Restaurants and the Missouri Botanical Gardens are within walking distance, while Tower Grove Park and the WashU Medical Campus are nearby. Two units are currently below market rent, and the property information identifies potential for an over 8.5% cap rate after rent increases.
The building is situated in Saint Louis within the Botanical Heights and Forest Park Southeast submarkets, between Shaw and The Grove. Restaurants and the Missouri Botanical Gardens are within walking distance, while Tower Grove Park and the WashU Medical Campus are nearby. Two units are currently below market rent, and the property information identifies potential for an over 8.5% cap rate after rent increases.
Key Highlights
- 100% occupied four‑unit property totaling 4,148 SF
- Each unit is approximately 790sf with two bedrooms and private in‑unit laundry
- Electrical panels and plumbing replaced within the last 6‑8 years
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
7.45%
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 7.45%
Second Best
Apartment 5plus
$551.4K
$482.5K – $643.4K
NOI $38,601 @ 7.0% cap · market cap 6.49%
Theoretical Best
Office A
$890.2K
$779.0K – $1.04M
NOI $62,316 @ 7.0% cap · market cap 10.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,087
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?
Quadplex - Four two-bedroom residences offer in-unit laundry, basement storage, and rear parking for tenants.
Where is this quadplex located?
The property is located at 4322 Mcree Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 100% occupied four‑unit property totaling 4,148 SF; Each unit is approximately 790sf with two bedrooms and private in‑unit laundry; Electrical panels and plumbing replaced within the last 6‑8 years
