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    Renovated Multifamily Investment Near Delmar Title is generated by Realmo AI

    710 LELAND Avenue, University City, MO 63130

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    For Sale
    $1,499,000

    MultiFamily

    Property size:
    9,936 SF
    Lot size:
    0.14 Acres
    Price / SF:
    $150/SF
    Added:
    May 12, 2026
    Days on Market:
    5
    Last Refresh:
    May 16 at 12:06 am

    Property Features for 710 LELAND Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Rooms
    Basement
    Parking
    4
    Parking features
    Assigned, Off Street, Oversized
    Security features
    Smoke Detector(s)
    Interior features
    Breakfast Room, Ceiling Fan(s), Custom Cabinetry, Eat-in Kitchen, Entrance Foyer, Granite Counters, High Ceilings, Historic Millwork, Recessed Lighting, Separate Dining, Shower, Special Millwork, Storage, Walk-in Closet(s)
    Exterior features
    Corner Lot, Level, Balcony, Entry Steps/Stairs, Lighting
    Basement Y/N
    1
    Appliances
    Dishwasher, Dryer, Garbage Disposer, Microwave, Range, Range - Gas, Refrigerator, Washer, Washer/Dryer Combo
    Standard status
    Active
    APN
    18H-41-0585
    Size
    9,936 SF
    Lot size
    0.14 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    9286

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1920
    Number of units
    6
    Flooring type
    Hardwood, Tile, Tile - Ceramic, Vinyl, Wood
    Building materials
    Brick, Concrete
    Roof type
    Flat
    Architectural style
    Other

    We can help!

    Listing Contact
    Arsen Amirdjanian

    Listing agent Arsen Amirdjanian License #1999012081

    Listing office New World Realty 13003 Weatherfield Dr, SAINT LOUIS, MO

    Listing date May 12, 2026

    MLS# 25064077 Listing URL

    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.

    HighLights

    • Prime location steps from Washington University and the Delmar Loop.
    • Substantially renovated: Four units fully gutted and rebuilt with new plumbing, electric, HVAC, kitchens, and baths.
    • High‑value units: Oversized units (1,600+ sq. ft.) with redesigned 3‑bedroom, 3‑bathroom layouts.
    • New roof installed in 2025.
    • One unit currently available for immediate leasing or owner occupancy.
    • Updated amenities feature granite counters, stainless steel appliances, in‑unit laundry, and balconies.

    Overview

    This 9,936 square foot multifamily residence contains six units. Located near Washington University and the Delmar Loop, the property benefits from access to shopping, dining, and entertainment. Four units were completely gutted and rebuilt less than two years ago, including new plumbing, electric, HVAC systems, ductwork, kitchens, baths, flooring, and modern interior layouts. The right wing includes three redesigned 3-bedroom, 3-bathroom units with open layouts, balconies, in-unit laundry, granite counters and stainless-steel appliances, new flooring, windows, and updated plumbing, electric, and HVAC systems. The left wing offers three additional renovated apartments with updated kitchens and baths, refinished hardwood floors, and fresh paint, with opportunity for further upgrades. One of the left-wing units also underwent a full gut rehab within the last two years, including new plumbing, electric, and HVAC. A new roof is planned for installation in 2025. The property, situated on a 0.142-acre lot, is suitable for investors and owner-occupants, with strong rental demand from Washington University students.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $1.03M
    NOI $92,464 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.32M
    NOI $92,464 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.85M
    NOI $92,464 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $178.8k $18.00
    − Vacancy −$10.7k −$1.08
    EGI $168.1k $16.92
    − OpEx −$75.7k −$7.61
    NOI $92.5k $9.31
    9,936 SF · lease $18.00/SF/yr · vacancy 6.00% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $1.32M
    $1.16M – $1.54M (±1% cap)
    NOI $92,464 @ 7.0% cap · market cap 6.17%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $2.13M
    $1.87M – $2.49M (±1% cap)
    NOI $149,271 @ 7.0% cap · market cap 9.96%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    University City
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.3255
    Latitude
    38.6649

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    FAQs

    What type of property is this?
    Apartment building - Six-family residence near Washington University with renovated units.
    Where is this apartment building located?
    The property is located at 710 LELAND Avenue University City, MO.
    What is the asking price?
    The asking price for this property is $1,499,000.
    What are key features of this property?
    This property features: Prime location steps from Washington University and the Delmar Loop.; Substantially renovated: **Four units fully gutted and rebuilt** with new plumbing, electric, HVAC, kitchens, and baths.; High‑value units: **Oversized units (1,600+ sq. ft.) with redesigned 3‑bedroom, 3‑bathroom layouts**.
    (314) 504-7133
    We can help!
    Listing Contact
    Arsen Amirdjanian
    Real Estate License ID: 1999012081
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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