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4-Unit fully leased with great cash flow [Code: 4051-4055]

Posted by Powered by Simply Do It on January 21, 2022
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  • Over $945/mo. cashflow
  • Property has been on the market 13+ days
  • 4 Giant two bedroom units
  • New Kitchens with quartz countertops and stainless appliances, new baths, Washer/Dryer in unit, Newer Windows, Lots of new plumbing, Central HVAC with newer furnaces
  • Off street parking. Right down the street from Sasha's on Shaw
  • The location is prime – located in the close to St Louis University Med school, it's new hospital, dental school, and Cardinal Glennon Children's hospital as well as Tower Grove Park, the Missouri Botanical Garden and an easy drive to every walkable neighborhood
  • Lower rent is the actual leased amount.  Added $100 per unit for the upper rent estimate
  • This building should operate at zero vacancy and has potential to be split into short-term rental mixed with long term (typically long term at top two floors and short term on bottom two floors).   Did not adjust vacancy rate on spreadsheet to be conservative
  • Ideal tenant would be double income/no children – making school rating less important
  • No (low) crime area
  • 5,700+ sq. foot lot

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

  • Built: 1916 with full remodel – New Kitchens with quartz countertops and stainless appliances, new baths, Washer/Dryer in unit, Newer Windows, Lots of new plumbing, Central HVAC with newer furnaces
  • Size: 4,576+ sq ft on over 5,700 square foot lot
  • Quiet residential street, Desirable community, Walkability score of 59
  • Turnkey property in wonderful condition


What's next?

Email/text Simply Do It or the Agent for address, analysis and to get connected to Simply Do It's local team that handles this transaction.

Metro: St. Louis

Team: Alicia – email her directly:

Code: 4051-4055

Snapshot in 15 Years – when mortgage is paid off  
Original purchase price$795,000
Total investment (out of pocket)$222,750
15 yrs Project house value$1,431,750
Value (appreciation) Gain$636,750
15 yrs cash-flow generated$241,598
Total Gain$878,348
ROI (15 yrs)394%
ROI (annually)26%
Free & Clear cash flow (yr.)$55,894
Free & Clear cash flow (m)$4,658


* Annual cash flow from the property when mortgage is paid off

* Monthly cash flow from the property when mortgage is paid off

Property Specifications4Per Door
 Square Feet45761144
 Year Built1916
 Garage Size0
 Schools Rating (on scale of A-F)C

Purchase AssumptionsMy OfferPer Door
Offer used for analysis$795,000$198,750
Suggested offer (low)$790,000
Suggested offer (high)$800,000
Market Value (after improvements)$795,000
Improvements (lower)$6,000$1,500
Improvements (upper)$8,000$2,000
Closing Costs$8,000
Mortgage Costs$8,000$2,000
Other Fees At Closing$1,000$250
Total Cost $819,000$2,000

Financial AssumptionsMonthlyYearly
Rent (upper)$5,780$5,980$71,760
Rent (lower)$5,580$66,960
 Property Tax Rate (Approx.)0.68
 Property Taxes$515$6,180
Variable-Cost PM7.5%
Property Management Fee$434$5,202
 Leasing Fee75%$180.6$2,168
 Vacancy Rate6.0%
 Total Fixed Expenses$2,250$26,999
 Total Expenses (Fixed + Mortgage)$4,978$59,730

Financial Analysis / Deal Attractiveness    
 Cap Rate5.1%6.1%7.2%8.4%
 Net Cash Flow$56,792$136,529$241,598$374,637
 Equity Increase$232,303$513,927$855,357$1,269,309
 Total Gain$289,095$650,456$1,096,955$1,643,946
 Average Cash Flow/Year$11,358$13,653$16,107$18,732
 Average Cash Flow/Month$947$1,138$1,342$1,561
 Average Gain/Year$57,819$65,046$73,130$82,197
 Average ROI129.8%292.0%492.5%738.0%
 Annual ROI26.0%29.2%32.8%36.9%
 Projected Property Value$967,239$1,176,794$1,431,750$1,741,943

Property Ratings Suggestions
 Item Suggested Criteria (Min.)This PropertyFAVORABLE /
 Square Feet10004,576FAVORABLE
 Year Built19701916INSUFFICIENT
 Rent/Price (%)0.75%0.75%FAVORABLE
 Average Cash Flow (at year 5)$125$947FAVORABLE
 Average ROI (at year 5)15%26.0%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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