Two-Unit Duplex with
New
For Sale
$338,900
4533 Flad Ave, Saint Louis, MO 63110
Two one-bedroom residences feature stainless-steel appliances, flexible living space, and shared basement laundry hookups.
Property Size1,748 SF
Price / SF$193.88
Days on Market7
Property Features for 4533 Flad Ave
General Information
Standard status
Active
Size
1,748 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
2 x 1BR
Multifamily Units
2
Amenities
stainless steel appliances
washer/dryer hookups
private balcony
backyard
Listing Agency:
Garcia Properties
(314) 353-0336
Listed By:
Joe Warmbrodt
(314) 534-8360
Source:
Exprealty
Added: Sep 8
Changed: Sep 11
Last Checked: Sep 13 at 2:56PM
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 Garcia Properties
Investment Insights
Based on property information with market context.
This 1,748-square-foot duplex contains two one-bedroom units, each with a kitchen equipped with stainless-steel appliances, a living room, and an adjoining bonus area suitable for dining, office use, or additional seating. Both residences have been freshly painted. The full basement includes washer and dryer hookups for each unit as well as storage space. Exterior features include a two-car garage, backyard, and an upper-level private balcony.
Located at 4533 Flad Ave in Saint Louis, the property is within walking distance of Tower Grove Park and the Missouri Botanical Garden. The combination of two residential units, separate laundry hookups, garage parking, and outdoor areas supports both owner-occupant and investment use.
Located at 4533 Flad Ave in Saint Louis, the property is within walking distance of Tower Grove Park and the Missouri Botanical Garden. The combination of two residential units, separate laundry hookups, garage parking, and outdoor areas supports both owner-occupant and investment use.
Key Highlights
- Two 1‑bedroom units within a 1,748‑square‑foot duplex
- Stainless‑steel appliances in both kitchens
- Full basement with washer/dryer hookups for both units
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
$18,692
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
5.52%
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%
$373,840
$373.8K
Cap Rate 7%
$267,029
$267.0K
Cap Rate 9%
$207,689
$207.7K
Market Conditions
NOI Build-Up for 1,748 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
$28.3K $16.20/SF
− Vacancy
−$1.6K −$0.92/SF
EGI
$26.7K $15.28/SF
− OpEx
−$8.0K −$4.58/SF
NOI
$18.7K $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%
$373,840
Cap Rate 7%
$267,029
Cap Rate 9%
$207,689
Alternative Uses
Best Use
Multifamily LT 5
$267.0K
$233.7K – $311.5K
NOI $18,692 @ 7.0% cap · market cap 5.52%
Second Best
Apartment 5plus
$232.4K
$203.3K – $271.1K
NOI $16,267 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$375.2K
$328.3K – $437.7K
NOI $26,261 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
747
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom residences feature stainless-steel appliances, flexible living space, and shared basement laundry hookups.
Where is this duplex located?
The property is located at 4533 Flad Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $338,900.
What are key features of this property?
This property features: Two 1‑bedroom units within a 1,748‑square‑foot duplex; Stainless‑steel appliances in both kitchens; Full basement with washer/dryer hookups for both units
