Brick Quadplex With In-Unit
For Sale
$525,000
Pending
4555 Shenandoah Ave, Saint Louis, MO 63110
Four residential units feature central HVAC, updated electrical service, and kitchens with granite counters and gas ranges.
Property Size3,468 SF
Days on Market10
Property Features for 4555 Shenandoah Ave
General Information
Standard status
Pending
Size
3,468 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$6,896
Listing Agency:
Epique Realty
(314) 971-1711
Listed By:
David Nall
(314) 971-1711
Source:
Exprealty
Added: Aug 12
Changed: Aug 20
Last Checked: Aug 20 at 12:30PM
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 Epique Realty
Investment Insights
Based on property information with market context.
This brick quadplex contains four residential units totaling 3,468 square feet. Each unit includes in-unit laundry, while central HVAC serves the building. Interior features include hardwood flooring and thermal windows throughout most units, along with kitchens equipped with granite countertops, gas ranges, and dishwashers. Electrical service has been updated, and plumbing stacks on both sides are newer. Three units are currently occupied.
The property is located one block from the Missouri Botanical Garden and a five-minute bike ride from Tower Grove Park. Dining, entertainment, and community destinations in The Grove, Tower Grove South, the Morgan Ford Business District, City Foundry STL, and the St. Louis CITY SC stadium district are also identified in the surrounding area.
The four-unit configuration offers an owner-occupant the ability to live on-site while operating the remaining units as residential rentals, subject to applicable requirements.
The property is located one block from the Missouri Botanical Garden and a five-minute bike ride from Tower Grove Park. Dining, entertainment, and community destinations in The Grove, Tower Grove South, the Morgan Ford Business District, City Foundry STL, and the St. Louis CITY SC stadium district are also identified in the surrounding area.
The four-unit configuration offers an owner-occupant the ability to live on-site while operating the remaining units as residential rentals, subject to applicable requirements.
Key Highlights
- Four‑unit brick property with 3,468 square feet
- In‑unit laundry and central HVAC in all 4 units
- Three units currently occupied
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
$37,085
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
7.06%
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%
$741,700
$741.7K
Cap Rate 7%
$529,786
$529.8K
Cap Rate 9%
$412,056
$412.1K
Market Conditions
NOI Build-Up for 3,468 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
$56.2K $16.20/SF
− Vacancy
−$3.2K −$0.92/SF
EGI
$53.0K $15.28/SF
− OpEx
−$15.9K −$4.58/SF
NOI
$37.1K $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%
$741,700
Cap Rate 7%
$529,786
Cap Rate 9%
$412,056
Alternative Uses
Best Use
Multifamily LT 5
$529.8K
$463.6K – $618.1K
NOI $37,085 @ 7.0% cap · market cap 7.06%
Second Best
Apartment 5plus
$461.0K
$403.4K – $537.9K
NOI $32,273 @ 7.0% cap · market cap 6.15%
Theoretical Best
Office A
$744.3K
$651.3K – $868.4K
NOI $52,101 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
807
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 residential units feature central HVAC, updated electrical service, and kitchens with granite counters and gas ranges.
Where is this quadplex located?
The property is located at 4555 Shenandoah Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Four‑unit brick property with 3,468 square feet; In‑unit laundry and central HVAC in all 4 units; Three units currently occupied
