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St. Louis Metro Multi-Plex with Great ROI! [Code: 902]

Posted by Powered by Simply Do It on February 22, 2023
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Why THIS deal??
  • ~$966/mo. cash flow once you can refi to 5.0% 
  • Cash flows at ~$567/mo. at today's rates of 6.375% 
  • $15K instant equity if suggested offer is accepted
  • Fully rented!  No need to update until tenant turnover and to increase rents

After 15 Years (no mortgage)
Original purchase price$610,000
Total investment (out of pocket)$177,200
15 yrs Project house value$1,125,590
Value (appreciation) Gain$515,590
15 yrs cash-flow generated$168,433
Total Gain$684,023
ROI (15 yrs)386.02%
ROI (annually)25.73%
Free & Clear cash flow (yr.)$52,051
Free & Clear cash flow (m)$4,338
  • Fourplex with (four) 2 bedroom, 1.5 bath units
  • Days on the market: 9 as of 2/22/2023
  • In-unit laundry
  • Private basements
  • No fire or flood zone
  • Fully occupied! 
  • Awaiting updated details on HVAC unit ages, plumbing, electrical, foundation and roof replacement from seller's agent
  • Pending verification of any owner-paid utilities
  • Walking distance to elementary, middle AND high school.  Just one street over!
  • Quiet cul-de-sac street
  • No HOA charges
  • 9,579 square foot lot

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

  • Built: 1969 
  • Size: 5,460 square foot building
  • Desirable Community, Highly Appreciating Neighborhood, Good 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

Code: 920

Property Specifications4Per Door
 Bedrooms – 4 FAMILY82
 Bathrooms – 4 FAMILY61.5
 Square Feet5,4601365
 Year Built1969
 Garage Size0parking pad
 Schools Rating (on scale of A-C)B

Purchase AssumptionsMy OfferPer Door
Offer used for analysis$610,000$152,500
Suggested offer (low)$590,000$147,500
Suggested offer (high)$610,000$152,500
Market Value (after improvements)$625,000
Improvements (lower)$10,000$2,500
Improvements (upper)$15,000$3,750
Closing Costs$6,100$1,525
Mortgage Costs$6,100$1,525
Other Fees At Closing$0$0
Total Cost $634,700$1,525

Financing Assumptions 
 Down Payment (%)25%
 Down Payment Amount$152,500
 Financed Amount$457,500
 Interest Rate (5/6 ARM)6.375%
 Mortgage Term (Years)30
 Monthly Mortgage Payment$2,854
 Cash Outlay (Total Out of Pocket)$177,200

Financial AssumptionsMonthlyYearly
Rent (upper) $4,975$5,200$62,400
Rent (lower)$4,750$57,000
Property Tax Rate (Approx.)2.5%
Property Taxes$400$4,800
Variable-Cost PM7.5%
Property Management Fee$373$4,478
Leasing Fee75%$155.5$1,866
Utilities $0$0
Vacancy Rate4.0%
Total Fixed Expenses$1,688$20,252
 Total Expenses (Fixed + Mortgage)$4,542$54,502

Financial Analysis / Deal Attractiveness   
 Cap Rate3.8%5.0%6.3%7.7%
 Net Cash Flow$34,037$89,440$168,433$273,473
 Equity Increase$165,259$371,027$627,839$949,175
 Total Gain$199,296$460,466$796,273$1,222,648
 Average Cash Flow/Year$6,807$8,944$11,229$13,674
 Average Cash Flow/Month$567$745$936$1,139
 Average Gain/Year$39,859$46,047$53,085$61,132
 Average ROI112.5%259.9%449.4%690.0%
 Annual ROI22.5%26.0%30.0%34.5%
 Projected Property Value$760,408$925,153$1,125,590$1,369,452

Property Ratings Suggestions
 Item Suggested Criteria (Min.)This PropertyFAVORABLE /
 Square Feet10005,460FAVORABLE
 Year Built19701969INSUFFICIENT
 Rent/Price (%)0.75%0.85%FAVORABLE
 Average Cash Flow (at year 5)$125$567FAVORABLE
 Average ROI (at year 5)15%22.5%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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