Quadplex with Four-Car
For Sale
$420,000
4947 Potomac St, Saint Louis, MO 63139
Fully occupied multifamily property with sunrooms, historic details, and off-street garage parking.
Property Size3,320 SF
Price / SF$126.51
Days on Market18
Property Features for 4947 Potomac St
General Information
Standard status
Active
Size
3,320 SF
Total Parking Spaces
4
Property subtype
Residential Income
Occupancy
100%
Additional Details
Highway Access
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,048
Amenities
sunroom
stained-glass windows
historic architectural details
Building Details
Tenancy
Multi
Listing Agency:
EXP Realty, LLC
(866) 224-1761
Listed By:
Mark Johnson · License #2011032228
(314) 358-3521
Source:
Exprealty
Added: Aug 28
Changed: Sep 8
Last Checked: Sep 14 at 5:37AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This 3,320-square-foot quadplex contains four occupied units, each with a bonus sunroom. Select apartments feature stained-glass windows and other historic architectural details. The property includes a four-car garage that provides off-street parking and may support additional rental income. Two residents are on month-to-month agreements, while the other two hold annual leases that began this summer.
Mechanical and infrastructure updates include replacement of three of the four central air-conditioning units since 2021, a newly lined sewer lateral completed in 2020, and plumbing stack upgrades from 2017. The property is located in the North Hampton neighborhood of Saint Louis, near parks, restaurants, shopping, and major highways.
Mechanical and infrastructure updates include replacement of three of the four central air-conditioning units since 2021, a newly lined sewer lateral completed in 2020, and plumbing stack upgrades from 2017. The property is located in the North Hampton neighborhood of Saint Louis, near parks, restaurants, shopping, and major highways.
Key Highlights
- Four‑unit multifamily property with 100% occupancy
- 3,320 square feet with a bonus sunroom in each unit
- Four‑car garage provides off‑street parking
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
$35,503
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
8.45%
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%
$710,060
$710.1K
Cap Rate 7%
$507,186
$507.2K
Cap Rate 9%
$394,478
$394.5K
Market Conditions
NOI Build-Up for 3,320 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
$53.8K $16.20/SF
− Vacancy
−$3.1K −$0.92/SF
EGI
$50.7K $15.28/SF
− OpEx
−$15.2K −$4.58/SF
NOI
$35.5K $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%
$710,060
Cap Rate 7%
$507,186
Cap Rate 9%
$394,478
Alternative Uses
Best Use
Multifamily LT 5
$507.2K
$443.8K – $591.7K
NOI $35,503 @ 7.0% cap · market cap 8.45%
Second Best
Apartment 5plus
$441.4K
$386.2K – $514.9K
NOI $30,896 @ 7.0% cap · market cap 7.36%
Theoretical Best
Office A
$712.5K
$623.5K – $831.3K
NOI $49,877 @ 7.0% cap · market cap 11.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
778
Businesses Nearby
Explore this area
Business Placement
Demographics for 63139, MO
21,971
Population
12,187
Households
1.8
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
3.8 sq mi
ZIP Area
5,782
Density / Sq Mi
$74,749
Median Household Income
$52,298
Median Earnings
$1,086
Median Rent
$199,400
Median Home Value
Check the figures for this property
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 - Fully occupied multifamily property with sunrooms, historic details, and off-street garage parking.
Where is this quadplex located?
The property is located at 4947 Potomac St Saint Louis, MO.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: Four‑unit multifamily property with 100% occupancy; 3,320 square feet with a bonus sunroom in each unit; Four‑car garage provides off‑street parking
