3 Cash Flowing Quads in St. Louis Metro!! [Code: 25, 29, 33]
- ~$852/mo. cash flow once you can refi to 5.0%
- Cash flows at ~$662 at today's rates of 6.375%
- All units rented below market rent. You get the security of a fully leased building AND the opportunity to increase rents in the future.
- Value-add opportunity to add an additional single bedroom unit in the basement of each building.
- Awesome price point! Each unit only ~$72.5K
| After 15 Years (no mortgage) | |||
| Original purchase price | $290,000 | ||
| Total investment (out of pocket) | $89,800 | ||
| 15 yrs Project house value | $540,283 | ||
| Value (appreciation) Gain | $250,283 | ||
| 15 yrs cash-flow generated | $158,340 | ||
| Total Gain | $408,624 | ||
| ROI (15 yrs) | 455% | ||
| ROI (annually) | 30% | ||
| Free & Clear cash flow (yr.) | $30,717 | ||
| Free & Clear cash flow (m) | $2,560 | ||
- 3 Quads Available in total (4-plex buildings)
- Seller prefers to sell all buildings at once, but will consider individual offers for single buildings
- Each unit has 2 bedrooms, 1.5 baths
- Value-add opportunity to add a single bedroom unit in the basement of each building.
- With all units currently occupied, there are no immediate costs to make lease-ready.
- Sold AS-IS
- 33 Days on the market. Great Negotiation Tool!
- B rated schools
- No Flood Zone. No Fire Zone. Medium noise level.
- No HOA charges, but owner pays utilities
- 4,792 square foot lot
Why should you consider this house / what makes it a good investment?
- Built: 1978
- Size: 6,120 square foot building
- Low Crime, Desirable Community, B-Rated Schools
What's next?
Email/text for address, analysis and to get connected to Simply Do It's local team that handles this transaction.
Metro: St. Louis
Team: Nathan – email directly at stl1@simplydoit.net
Code: 25, 29, 33
| Property Specifications | 4 | Per Door |
| Bedrooms | 8 | 2 |
| Bathrooms | 6 | 1.5 |
| Square Feet | 6120 | 1530 |
| Year Built | 1978 | |
| Garage Size | 0 | |
| Schools Rating (on scale of A-C) | B |
| Purchase Assumptions | My Offer | Per Door |
| Offer used for analysis | $290,000 | $72,500 |
| Suggested offer (low) | $290,000 | $72,500 |
| Suggested offer (high) | $295,000 | $73,750 |
| Asking | $299,000 | $74,750 |
| Market Value (after improvements) | $300,000 | $75,000 |
| Improvements (lower) | $8,000 | $2,000 |
| Improvements (upper) | $15,000 | $3,750 |
| Closing Costs | $2,900 | $725 |
| Mortgage Costs | $2,900 | $725 |
| Other Fees At Closing | $0 | $0 |
| Total Cost | $307,300 | $725 |
| Financing Assumptions | |||
| Down Payment (%) | 25% | ||
| Down Payment Amount | $72,500 | ||
| Financed Amount | $217,500 | ||
| Interest Rate (5/6 ARM) | 6.375% | ||
| Mortgage Term (Years) | 30 | ||
| Monthly Mortgage Payment | $1,357 | ||
| Cash Outlay (Total Out of Pocket) | $89,800 | ||
| Financial Assumptions | Monthly | Yearly | ||
| Rent (upper) | $3,700 | $4,200 | $50,400 | |
| Rent (lower) | $3,200 | $38,400 | ||
| Property Tax Rate (Approx.) | 1.2% | taxes currently $2140 | ||
| Property Taxes | $280 | $3,360 | ||
| Insurance | $150 | $1,800 | ||
| Repairs | $400 | $4,800 | ||
| Variable-Cost PM | 7.5% | |||
| Property Management Fee | $278 | $3,330 | ||
| Leasing Fee | 75% | $115.6 | $1,388 | |
| utilities: water, trash, sewer | $400 | $4,800 | ||
| Vacancy Rate | 4.0% | |||
| Total Fixed Expenses | $1,760 | $21,120 | ||
| Total Expenses (Fixed + Mortgage) | $3,117 | $37,403 | ||
| Financial Assumptions | Monthly | Yearly | ||
| Rent (upper) | $3,700 | $4,200 | $50,400 | |
| Rent (lower) | $3,200 | $38,400 | ||
| Property Tax Rate (Approx.) | 1.2% | taxes currently $2140 | ||
| Property Taxes | $280 | $3,360 | ||
| Insurance | $150 | $1,800 | ||
| Repairs | $400 | $4,800 | ||
| Variable-Cost PM | 7.5% | |||
| Property Management Fee | $278 | $3,330 | ||
| Leasing Fee | 75% | $115.6 | $1,388 | |
| utilities: water, trash, sewer | $400 | $4,800 | ||
| Vacancy Rate | 4.0% | |||
| Total Fixed Expenses | $1,760 | $21,120 | ||
| Total Expenses (Fixed + Mortgage) | $3,117 | $37,403 | ||
| Property Ratings Suggestions | |||||
| Item | Suggested Criteria (Min.) | This Property | FAVORABLE / INSUFFICIENT | ||
| Schools | B | B | FAVORABLE | ||
| Square Feet | 1000 | 6,120 | FAVORABLE | ||
| Bedrooms | 3 | 8 | FAVORABLE | ||
| Bathrooms | 2 | 6 | FAVORABLE | ||
| Year Built | 1970 | 1978 | FAVORABLE | ||
| Rent/Price (%) | 0.75% | 1.45% | FAVORABLE | ||
| Average Cash Flow (at year 5) | $125 | $662 | FAVORABLE | ||
| Average ROI (at year 5) | 15% | 26.5% | FAVORABLE | ||
| Financial Analysis / Deal Attractiveness | |||||
| Years: | 5 | 10 | 15 | 20 | |
| Cap Rate | 8.8% | 10.3% | 11.8% | 13.4% | |
| Net Cash Flow | $39,733 | $92,076 | $158,340 | $239,975 | |
| Equity Increase | $79,187 | $177,768 | $300,779 | $454,665 | |
| Total Gain | $118,921 | $269,844 | $459,119 | $694,640 | |
| Average Cash Flow/Year | $7,947 | $9,208 | $10,556 | $11,999 | |
| Average Cash Flow/Month | $662 | $767 | $880 | $1,000 | |
| Average Gain/Year | $23,784 | $26,984 | $30,608 | $34,732 | |
| Average ROI | 132.4% | 300.5% | 511.3% | 773.5% | |
| Annual ROI | 26.5% | 30.0% | 34.1% | 38.7% | |
| Projected Property Value | $364,996 | $444,073 | $540,283 | $657,337 | |
Disclaimer
Information contained herein was obtained from sources deemed reliable, however, Simply Do It and/or the owner(s) of the property make no guarantees, warranties or representation as to the completeness or accuracy thereof. The presentation of the property is offered subject to errors, omissions, changes in price and/or terms, prior sale or lease or removal from the market for any reason without notice.
The analysis is provided “As Is”. All the information is believed to be accurate (except for the small effects of some simplifying assumptions), but is not guaranteed, and depends on the values entered for the property. This analysis is intended for the purpose of illustrative projections. The information provided is not intended to replace or substitute for any legal, accounting, investment, real estate, tax, or other professional advice, consultation, or service. Simply Do It and/or the owner(s) are not responsible nor liable for any damages arising from the use of the analysis info.