Building Details

Building Size 5,976 SF

Year Built 1935

Listing Agency: Realty Exchange

Listed By: Constantine Benos · License #1999111555 Show Phone

Source: Aimeesimpson

Added: Sep 2 Changed: Sep 4 Last Checked: Sep 5 at 6:01AM

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Investment Insights

Based on property information with market context.

Built in 1935, this four-unit multifamily property in Clayton, Missouri, offers a mix of practical tenant amenities and preserved interior details. Each apartment includes two bedrooms and one bathroom, while individual storage lockers and coin-operated laundry provide added convenience. The building also features newer windows, plaster rope molding, and crown molding.

Outdoor improvements include a newer concrete patio at the front and established landscaping. Parking consists of a four-car garage plus additional off-street spaces. The property is located within the Clayton School District at 7700 Shirley Drive.

Key Highlights

• Four two‑bedroom, one‑bathroom units
• Four‑car garage with additional off‑street parking
• Individual storage lockers for tenants

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

$63,905

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

5.47%

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%

$1,278,100 $1.3M

Cap Rate 7%

$912,929 $912.9K

Cap Rate 9%

$710,056 $710.1K

Market Conditions

NOI Build-Up for 5,976 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

$96.8K $16.20/SF

− Vacancy

−$5.5K −$0.92/SF

EGI

$91.3K $15.28/SF

− OpEx

−$27.4K −$4.58/SF

NOI

$63.9K $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%

$1,278,100

Cap Rate 7%

$912,929

Cap Rate 9%

$710,056

Alternative Uses

Best Use

Multifamily LT 5

$912.9K

$798.8K – $1.07M (±1% cap)

NOI $63,905 @ 7.0% cap · market cap 5.47%

Second Best

Apartment 5plus

$794.5K

$695.2K – $926.9K (±1% cap)

NOI $55,613 @ 7.0% cap · market cap 4.76%

Theoretical Best

Office A

$1.28M

$1.12M – $1.50M (±1% cap)

NOI $89,779 @ 7.0% cap · market cap 7.68%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Quadplexes

Suggested Use

Top Pick Food Market Grocery & Convenience Store Daycare Center (Bike/Boat/Book/etc) Store Storage Facility Butcher

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Residential units

Location Intelligence

Trade Area within ½ mile

4,069

Businesses Nearby

Explore this area Business Placement

Demographics for 63105, MO

18,846

Population

7,231

Households

2.6

Avg Household Size

31

Median Age

85%

College-Educated

97%

High-School Grad

2.5 sq mi

ZIP Area

7,538

Density / Sq Mi

$119,446

Median Household Income

$49,228

Median Earnings

$1,520

Median Rent

$735,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this quadplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Quadplex - Multifamily property with two-bedroom units, private storage, shared laundry, garage parking, and additional off-street parking.

Where is this quadplex located?

The property is located at 7700 Shirley Drive Clayton, MO.

What is the asking price?

The asking price for this property is $1,169,000.

What are key features of this property?

This property features: Four two‑bedroom, one‑bathroom units; Four‑car garage with additional off‑street parking; Individual storage lockers for tenants