Renovated Four-Unit
For Sale
$624,900
4560 Flad Ave, Saint Louis, MO 63110
Four matching residences feature updated interiors, in-unit laundry, and modernized building systems in Southwest Garden.
Property Size2,720 SF
Price / SF$229.74
Days on Market76
Property Features for 4560 Flad Ave
General Information
Standard status
Active
Size
2,720 SF
Property subtype
Residential Income
Additional Details
Utilities to Site
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,404
Amenities
in-unit washer/dryer
Building Details
Year Renovated
2022
Buildings
1
Listing Agency:
Worth Clark Realty
(314) 222-0065
Listed By:
Weston Harding · License #2019009283
(312) 823-2716
Source:
Exprealty
Added: Jul 14
Changed: Sep 22
Last Checked: Sep 26 at 8:28AM
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 Worth Clark Realty
Investment Insights
Based on property information with market context.
This four-unit quadplex at 4560 Flad Ave was comprehensively renovated in 2022, with all residences receiving coordinated improvements. Each unit has an open-concept layout, refinished hardwood floors, updated bathrooms, and a kitchen with stainless steel appliances, 42-inch shaker cabinetry, custom tile backsplash, and granite countertops. Individual stacked washers and dryers are located within each residence, while new AC was installed throughout. New hot water tanks serve all four units, and two furnaces have been replaced.
Building infrastructure includes entirely new plumbing and a replacement water service line from the street. Electrical work has removed 90% of the original knob-and-tube wiring, with the remaining 10% scheduled for completion and payment by the seller before closing. The grounds were freshly landscaped and include an automatic watering system. One unit is vacant, and the property is located in St. Louis's Southwest Garden neighborhood near the Missouri Botanical Garden, Tower Grove Park, and The Hill.
Building infrastructure includes entirely new plumbing and a replacement water service line from the street. Electrical work has removed 90% of the original knob-and-tube wiring, with the remaining 10% scheduled for completion and payment by the seller before closing. The grounds were freshly landscaped and include an automatic watering system. One unit is vacant, and the property is located in St. Louis's Southwest Garden neighborhood near the Missouri Botanical Garden, Tower Grove Park, and The Hill.
Key Highlights
- Four‑unit building comprehensively renovated in 2022
- 2,720 SF property with four residences
- Every unit includes a stacked in‑unit washer and dryer
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
$29,087
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
4.65%
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%
$581,740
$581.7K
Cap Rate 7%
$415,529
$415.5K
Cap Rate 9%
$323,189
$323.2K
Market Conditions
NOI Build-Up for 2,720 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
$44.1K $16.20/SF
− Vacancy
−$2.5K −$0.92/SF
EGI
$41.6K $15.28/SF
− OpEx
−$12.5K −$4.58/SF
NOI
$29.1K $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%
$581,740
Cap Rate 7%
$415,529
Cap Rate 9%
$323,189
Alternative Uses
Best Use
Multifamily LT 5
$415.5K
$363.6K – $484.8K
NOI $29,087 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$361.6K
$316.4K – $421.9K
NOI $25,312 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$583.8K
$510.8K – $681.1K
NOI $40,863 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Utilities to site
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four matching residences feature updated interiors, in-unit laundry, and modernized building systems in Southwest Garden.
Where is this quadplex located?
The property is located at 4560 Flad Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: Four‑unit building comprehensively renovated in 2022; 2,720 SF property with four residences; Every unit includes a stacked in‑unit washer and dryer
