Updated Two-Unit
For Sale
$245,000
4522 Country Ln, Saint Ann, MO 63074
Each residence offers two bedrooms, one bath, and a private basement with laundry hookups and storage space.
Property Size1,472 SF
Price / SF$166.44
Days on Market12
Property Features for 4522 Country Ln
General Information
Standard status
Active
Size
1,472 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1965
Construction
brick
Listing Agency:
Trophy Properties & Auction
(314) 441-4444
Listed By:
Strait Realty
(314) 441-4444
Source:
Straitrealty
Added: Aug 19
Changed: Aug 28
Last Checked: Aug 29 at 9:06AM
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 Trophy Properties & Auction
Investment Insights
Based on property information with market context.
This duplex contains two residences, each configured with two bedrooms and one bathroom. The property totals 1,472 square feet and was built in 1965. Both units include their own basement area, providing laundry hookups and additional storage space. Interior updates include newer cabinetry, granite countertops, and stainless steel appliances, while the roof has also been replaced with a newer roof.
Located at 4522 Country Ln in St Ann, the property is near businesses, hotels, and the airport. A second duplex at 4426-28 Country Lane is also available, offering the possibility of acquiring four units across the two properties.
Located at 4522 Country Ln in St Ann, the property is near businesses, hotels, and the airport. A second duplex at 4426-28 Country Lane is also available, offering the possibility of acquiring four units across the two properties.
Key Highlights
- Two‑unit duplex totaling 1,472 square feet
- Two bedrooms and one bathroom in each unit
- Separate basement area for each residence
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
$15,741
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
6.42%
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%
$314,820
$314.8K
Cap Rate 7%
$224,871
$224.9K
Cap Rate 9%
$174,900
$174.9K
Market Conditions
NOI Build-Up for 1,472 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
$23.8K $16.20/SF
− Vacancy
−$1.4K −$0.92/SF
EGI
$22.5K $15.28/SF
− OpEx
−$6.7K −$4.58/SF
NOI
$15.7K $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%
$314,820
Cap Rate 7%
$224,871
Cap Rate 9%
$174,900
Alternative Uses
Best Use
Multifamily LT 5
$224.9K
$196.8K – $262.4K
NOI $15,741 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$195.7K
$171.2K – $228.3K
NOI $13,698 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$315.9K
$276.4K – $368.6K
NOI $22,114 @ 7.0% cap · market cap 9.03%
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
291
Businesses Nearby
Explore this area
Business Placement
Demographics for 63074, MO
15,233
Population
7,523
Households
2
Avg Household Size
38
Median Age
18%
College-Educated
90%
High-School Grad
3.9 sq mi
ZIP Area
3,906
Density / Sq Mi
$51,351
Median Household Income
$35,585
Median Earnings
$1,005
Median Rent
$119,500
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 - Each residence offers two bedrooms, one bath, and a private basement with laundry hookups and storage space.
Where is this duplex located?
The property is located at 4522 Country Ln Saint Ann, MO.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,472 square feet; Two bedrooms and one bathroom in each unit; Separate basement area for each residence
