Brick Duplex with Rehabbed
For Sale
$234,900
4537 S Compton Avenue St, Louis, MO 63111
Residential Income, St Louis, MO
Property Size2,240 SF
Lot Size0.08 Acres
Price / SF$104.87
Days on Market113
Property Features for 4537 S Compton Avenue St
General Information
Property type
Residential Multi Family
Property subtype
Other
Rooms
Basement
Basement
Walk-Out Access, Full, Unfinished
Subdivision
Degenhardt Add
Elementary school
Clay Elem.
Middle school
Laclede Elem.
High school
Roosevelt High
Elementary school district
St. Louis City
Middle school district
St. Louis City
High school district
St. Louis City
Standard status
Active
APN
2725-00-0090-0
Size
2,240 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2207
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1912
Building materials
Brick
Architectural style
Other
Listing Agency:
Properties by G. Le' Roi LLC
(636) 329-4544
Listed By:
Gary Le'Roi Newton
(636) 329-4544
Added: May 1
Changed: Aug 19
Last Checked: Aug 21 at 5:06AM
MLS# 26022256
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1912 brick duplex contains 2,240 square feet with a three-bedroom, one-bath apartment on the second floor and a two-bedroom, one-bath apartment at street level. The upper unit has been rehabbed, while the property also includes a basement, forced-air heating, and central air conditioning. Public water service is in place, and cable is available.
One apartment is rented, and the other may be shown to an owner-occupant or an investor tenant. The property sits on a 0.0824-acre lot in St. Louis, Missouri.
One apartment is rented, and the other may be shown to an owner-occupant or an investor tenant. The property sits on a 0.0824-acre lot in St. Louis, Missouri.
Key Highlights
- 2,240‑square‑foot duplex built in 1912
- Rehabbed 3‑bedroom, 1‑bath second‑floor unit
- 2‑bedroom, 1‑bath first‑floor unit
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
$20,845
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%
$416,900
$416.9K
Cap Rate 7%
$297,786
$297.8K
Cap Rate 9%
$231,611
$231.6K
Market Conditions
NOI Build-Up for 2,240 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
$40.3K $18.00/SF
− Vacancy
−$2.4K −$1.08/SF
EGI
$37.9K $16.92/SF
− OpEx
−$17.1K −$7.61/SF
NOI
$20.8K $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%
$416,900
Cap Rate 7%
$297,786
Cap Rate 9%
$231,611
Alternative Uses
Best Use
Multifamily LT 5
$342.2K
$299.4K – $399.2K
NOI $23,954 @ 7.0% cap · market cap 10.20%
Second Best
Apartment 5plus
$297.8K
$260.6K – $347.4K
NOI $20,845 @ 7.0% cap · market cap 8.87%
Theoretical Best
Office A
$480.7K
$420.7K – $560.9K
NOI $33,652 @ 7.0% cap · market cap 14.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
547
Businesses Nearby
Explore this area
Business Placement
Demographics for 63111, MO
19,538
Population
10,541
Households
1.9
Avg Household Size
37
Median Age
19%
College-Educated
86%
High-School Grad
3.2 sq mi
ZIP Area
6,106
Density / Sq Mi
$43,295
Median Household Income
$33,114
Median Earnings
$846
Median Rent
$115,500
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 - Two-level duplex with separate two- and three-bedroom units, central air, and a basement.
Where is this duplex located?
The property is located at 4537 S Compton Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $234,900.
What are key features of this property?
This property features: 2,240‑square‑foot duplex built in 1912; Rehabbed 3‑bedroom, 1‑bath second‑floor unit; 2‑bedroom, 1‑bath first‑floor unit
