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4-plex with ALL THE FLEX!!! Updated info inside [Code: 3104]

Posted by Powered by Simply Do It on February 20, 2023
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Why THIS deal??
  • ~$1,690/mo. cash flow once you can refi to 5.0% 
  • Cash flows at ~$1,168/mo. at today's rates of 6.375% 
  • 20 Days on the Market already and sellers are now willing to negotiate!
  • Fully remodeled and absolutely flawless on the inside
  • $25K in instant equity if suggested offer is accepted


After 15 Years (no mortgage)
Original purchase price$800,000
Total investment (out of pocket)$222,350
15 yrs Project house value$1,485,778
Value (appreciation) Gain$685,778
15 yrs cash-flow generated$305,429
Total Gain$991,208
ROI (15 yrs)445.79%
ROI (annually)29.72%
Free & Clear cash flow (yr.)$74,713
Free & Clear cash flow (m)$6,226
  • Fourplex with (two) 3 bedroom, 1 bath units and (two) 4 bedroom, 1 bath units
  • Rated one of the TOP 10 BEST neighborhoods to rent in St. Louis in 2022
  • Days on the market: 20 as of 2/20/2023
  • Very desirable location!
  • The Front door opens to a giant open space park.  Very rare for a more urban setting! 
  • Our local agent has spoken to the seller's agent and says we can get this place for $800K or below!
  • No fire or flood zone
  • 2 tenants will be moving soon and will give the new owner the opportunity to raise rents to market level
  • Awaiting updated details on HVAC unit ages and roof replacement from seller's agent
  • Estimates for owner paid utilities is around $350/mo for water/trash/sewer (pending verification)
  • Fully remodeled in 2022 which means little to no maintenance for a new buyer.  We still estimated $400/mo. in the spreadsheet for conservative long-term cash flow estimates
  • New Plumbing and Electrical in 2022
  • In-unit washer/dryers
  • No HOA charges
  • 4 space off-street parking pad
  • Property manager says rents are at least $1,800/mo for long term tenants!

Why should you consider this house / what makes it a good investment?

  • Built: 1922 (completely rehabbed in 2022)
  • Size: 4,417 square foot building
  • Desirable Community, Highly Appreciating Neighborhood, Potential short term rental

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

Code: 3104

Property Specifications4Per Door
 Bedrooms – 4 FAMILY143/4 bed units
 Bathrooms – 4 FAMILY41.0
 Square Feet4,4171104
 Year Built1922
 Garage Size04-space pad
 Schools Rating (on scale of A-C)C

Purchase AssumptionsMy OfferPer Door
Offer used for analysis$800,000$200,000
Suggested offer (low)$800,000$200,000
Suggested offer (high)$825,000$206,250
Market Value (after improvements)$825,000
Improvements (lower)$4,000$1,000
Improvements (upper)$8,000$2,000
Closing Costs$8,000
Mortgage Costs$8,000$2,000
Other Fees At Closing$350$88
Total Cost $822,350$2,000

Financing Assumptions 
 Down Payment (%)25%
 Down Payment Amount$200,000
 Financed Amount$600,000
 Interest Rate (5/6 ARM)6.375%
 Mortgage Term (Years)30
 Monthly Mortgage Payment$3,743
 Cash Outlay (Total Out of Pocket)$222,350

Financial AssumptionsMonthlyYearly
Rent (upper) $7,200$7,200$86,400
Rent (lower)$7,200$86,400
Property Tax Rate (Approx.)2.5%
Property Taxes$400$4,800
Variable-Cost PM7.5%
Property Management Fee$540$6,480
Leasing Fee75%$225.0$2,700
Utilities $350$4,200
Vacancy Rate4.0%
Total Fixed Expenses$2,481$29,777
 Total Expenses (Fixed + Mortgage)$6,225$74,695

Financial Analysis / Deal Attractiveness   
 Cap Rate6.3%7.7%9.2%10.7%
 Net Cash Flow$70,076$170,822$305,429$477,422
 Equity Increase$217,887$489,150$827,661$1,251,163
 Total Gain$287,963$659,972$1,133,090$1,728,585
 Average Cash Flow/Year$14,015$17,082$20,362$23,871
 Average Cash Flow/Month$1,168$1,424$1,697$1,989
 Average Gain/Year$57,593$65,997$75,539$86,429
 Average ROI129.5%296.8%509.6%777.4%
 Annual ROI25.9%29.7%34.0%38.9%
 Projected Property Value$1,003,739$1,221,202$1,485,778$1,807,677

Property Ratings Suggestions
 Item Suggested Criteria (Min.)This PropertyFAVORABLE /
 Square Feet10004,417FAVORABLE
 Year Built19701922INSUFFICIENT
 Rent/Price (%)0.75%0.90%FAVORABLE
 Average Cash Flow (at year 5)$125$1,168FAVORABLE
 Average ROI (at year 5)15%25.9%FAVORABLE









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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. 

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