Rare opportunity to acquire an updated 7-family property with a 2-car garage in St. Charles. The main building includes five units, while two additional units are located in a separate building at the rear of the property. Tenants enjoy access to a fenced backyard and a covered front porch. The main building offers approximately 2,415 sq ft of living space, with an estimated 1,100 sq ft in the rear building, totaling roughly 3,515 sq ft.

Currently, six units are occupied. Once fully leased—including the seventh unit and the second garage space (which rents for $50/month)—the property is projected to generate $4,335 per month in gross rental income. There is solid potential for rent increases. The average rent for studio apartments within a 10-mile radius over the past year is $1,207, while one-bedroom units within a 3-mile radius averaged $1,309. Over the past 12 months, the property generated $47,531 in income, with operating expenses totaling $20,540.

This portfolio features seven diligently maintained condos across 6 buildings located close to each other in Hazelwood on Sieloff Drive. All 7 units are currently occupied. These condos are all two-bedroom, one-bathroom units with the exception of one 3-bedroom, 1-bathroom unit. Many of these units have had the same tenants for several years and are in good condition.

The current monthly rental income is $5,325, totaling $63,900 annually, while the current annual expenses stand at $21,666, resulting in a net annual income of $42,234. At the current list price, assuming 80% LTV 30yr amortization and 7% rate this condo portfolio is lender friendly, exceeding a 1.5 DSCR. Additionally, there is potential for even higher net income as the units are currently rented below market rates.

Property maintenance is hassle-free with the condo association handling all exterior repairs, landscaping, and parking areas. Amenities include dedicated off-street parking, in-unit or on-site laundry, and cost-effective all-electric utilities, covering water, trash, and gas expenses. Major employers like Amazon and Boeing are located within close proximity to the condos.

High-Value Add Potential
Located in the heart of South St. Louis City, this property presents a rare investment opportunity.

Major Renovations Completed
Most of the heavy lifting is done—investors can add the finishing touches to maximize value.

Rare & Spacious Units
Large 3-bed, 2-bath townhome-style units are in high demand, commanding top market rents.

Built-In Equity & Strong Cash Flow
Priced competitively, offering investors the potential for immediate equity and significant monthly returns.

Strong Sales Comps
Similar townhome units are pending sale at $379,000, while smaller 2-bed, 1-bath duplexes have sold for up to $320,000.

Prime Location
Centrally located near major roads, public transit, shopping, dining, and just 10 minutes from downtown St. Louis—making tenant demand high.

High Rental Potential
Rental projections of up to $1,600/month per unit ensure a low-maintenance, high-yield investment for years to come.

Location & Neighborhood Highlights:

• Located in the heart of The Grove, one of St. Louis’ most vibrant and desirable neighborhoods.
• Close to Barnes Hospital, Washington University Medical School, SLU Campus, The Botanical Gardens, Forest Park, and major highways 40 and 44.

Property & Investment Highlights:

• The building recently underwent a complete renovation that included new updated kitchens, bathrooms, in unit laundry, all new doors, lighting, hardware, all updated systems, and the roof was replaced. 
• Features well-designed, owner occupant grade 1-bedroom, 1-bathroom layouts perfect for modern living.
• Low turnover and limited inventory in the neighborhood make this property a rare find.
• Ongoing redevelopment in The Grove supports continued strong rental demand and excellent potential.

Features:

• Beautifully finished hardwood floors and tasteful finishes throughout.
• Modern bathrooms with walk in showers, in unit laundry. 
• Spacious tiled showers, sleek quartz countertops, and stylish kitchen islands.
• Central HVAC systems provide year-round comfort.
• Private fenced-in backyard creates a secure and serene outdoor oasis. A new 2 story porch was added on the back of the property and there is a detached garage. 

Rental Potential:

• Current rental rates: $1,200/month per unit, plus $50/month for laundry.
• Comparable units in the area rent for $1,300+ per month, offering potential for increased income.

Virtual Unit Tours:

• 4414 Swan – Unit A: https://my.matterport.com/show/?m=bwY8opWfEyC&mls=1
• 4414 Swan – Unit B: https://my.matterport.com/show/?m=Yp1MJbxUXRQ&mls=1

Property Features:

• Well-maintained property with significant rental upside and steady income potential.
• Updated kitchens and bathrooms, electrical, and plumbing, beautiful hardwood floors, stained glass windows.
• Fenced backyard with brick garage and secure parking.
• Recently updated central HVAC systems.

Prime Location in The Grove:

• Rare and highly desirable opportunity in one of St. Louis’ most dynamic neighborhoods.
• Close to Forest Park, Barnes Hospital, Wash U. Medical School, The Botanical Gardens, The Cortex, restaurants, nightlife, major hospitals, and SLU campus.
• The Grove is a very desirable neighborhood to live in for the medical community, students, and professionals driving strong rental demand.

Rental Income Potential:

• Current rental rates: $1,095 and $1,395 per month.
• Comparable units in the area lease for $1,400+ per month, leaving room for rental growth.
• 3 of the 4 generates over $3,500 in monthly income, an ideal for owner-occupants looking to house-hack.

Tenant Appeal:

• Thoughtfully designed 2-bedroom, 1-bathroom layouts with modern finishes.
• Low tenant turnover, thanks to the property’s charm and excellent location.
• Private backyard provides space for tenants to congregate and have an enclosed place for a pet.

Virtual Tours:

• 4501 Wichita – 1E: https://my.matterport.com/show/?m=EVFjh9eQJ1W&mls=1

This value-add opportunity offers the potential for substantial returns. Here are the highlights:

Scarcity: This is a rare find—no similar opportunity of a 5+ rehab opportunity in North Hampton has appeared on the MLS in over 10 years.

Rehab Opportunity: Two units have direct fire damage, while four units have smoke exposure.

Six Units: Includes two spacious 2-bedroom units and four 1-bedroom units, all vacant and ready for rehab.

Strong Rental Demand: Nearby rental comps show strong potential returns, with 1-bedrooms at $1,095 and 2-bedrooms at $1,295 after updates.

Upward ROI Potential: Sales of 5+ unit buildings in the surrounding areas range from $102,500 to $195,833 per unit, depending on size and condition, offering flexibility in rehab decisions.

Prime Location: Positioned in the sought-after North Hampton neighborhood, this project combines substantial upside with limited supply.

Sold As-Is: Property is sold in its current condition, with no repairs or concessions.

Property Overview: This fully leased four-family building in Affton features all 2-bedroom, 1-bath units, generating a total monthly rental income of $3,875, or $46,500 annually. Relative to four families further in the city, multi-family buildings in this area are young with brick in great condition, as well as an A-frame pitched roof with shingles for low maintenance and extended life. The neighborhood is quiet & low-key, with well kept landscaping throughout.

Unit Features: Each unit is 832 square feet, with a combined building square footage of 3,328. The lower-level units have hardwood flooring, while the upper units are carpeted. All units include modern upgrades such as granite countertops, stainless steel appliances, and cherrywood-finished cabinetry – “A” level finishes relative to the area. This should allow for top level market rate rents for the foreseeable future without making any major upgrades.

Utilities & Appliances: The building is equipped with central heating (gas forced air) and electric condensers for cooling. No systems are ancient and all are in good working order. All windows are upgraded to durable vinyl.

Tenant Amenities: Community laundry is available in the basement for tenant use. Additionally, the property offers two 2-car garages with power doors, alongside on-street parking options.

Video Walkthrough of Common Areas and Exterior: https://youtu.be/tQt16gfZTDw

Link to a Google Drive folder with Disclosures, Rental Verification, Leases, and Other Supplemental Documents: bit.ly/9546HydeParkSupp

Prime investment opportunity with strong rental demand and potential for increased income.

• Meticulously maintained property situated in the vibrant Tower Grove South neighborhood.
• The property is located within walking distance to Tower Grove Park, Botanical Gardens, numerous restaurants, shops, and nightlife on Morganford.

Property Overview:

• This property is made up of three tax parcels consisting of each building and the parking lot.
• Two side-by-side 10-unit brick buildings, built in 1965.
• The total above grade square footage is 10,852 with a total leasable area of 11,136 sq ft.
• 1-bedroom apartments, all above grade units are 543 sq ft and all below grade units are 612 sq ft.
• The buildings are configured with four units per floor with eight above grade units in each building.
• Easy-to-rent and maintain units with low turnover.

Building Features:

• Each building has 3 levels.
• On-site laundry facilities in both buildings (coin-operated washers and dryers).
• Private storage for tenants and a large storage room for supplies.
• Maintenance shop in the basement with slop sink and shelving.
• Copper and PVC stacks for plumbing.
• Baseboard heating and hotel-style cooling units which keep costs and maintenance low.
• Pitched roofs, with exterior doors featuring key code access.
• Security cameras installed for enhanced safety.
• Ample tenant parking at the rear of the property.

Unit Upgrades:

All units have received significant updates:

• Appliances: Stove, fridge, and garbage disposals were replaced.
• New interior and exterior doors were installed.
• Refinished hardwood and laminate floors.
• New vanities, countertops, and medicine cabinets in all units were added.
• Six units feature new cabinets and bathtubs.
• Units 3537-09 and 3541-10 now have private washer and dryer laundry hook-ups added.

Full Renovations (Units 3537-09, 3537-10, and 3541-09):

• Renovations included new front doors.
• Updated plumbing and electrical.
• Renovations also included new windows, floors, and walk-in closets.
• Brand-new kitchen and bathroom in Unit 3541-10.

Building Improvements:

• New front entry doors with secure coded access.
• Public halls and stairs carpeted (May 2021).
• Federal Pacific electrical panels replaced with Murray panels in 2015.
• Asphalt resealed and restriped (2013, 2021, and July 2023).
• Quarter-turn shut-offs at all sinks and toilets.
• Icemaker hookups added for refrigerators.

Plumbing & Safety Features:

• Roofs replaced in September 2011 (25-year architectural shingles).
• Water shut-offs updated in 2023 (main and basement access for each unit).
• Sixteen new security cameras installed in 2023 (long-distance viewing, 2+ week backup).
• Fire extinguishers, exit lighting, and railings installed for safety and insurance compliance.

Potential Rent Increases:

• Current rents are below market rent for nearby apartments, current average rent is $725.
• Average market rent for similar sized 1-bedroom apartments in the area range from $895 – $1,050.
• There is an additional opportunity for rent increases with minor cosmetic updates.

Additional Features:

• Smart lock key system on all deadbolts for enhanced security.
• New larger satin nickel mailboxes, including office mailboxes in hallways.
• 2024 improvements include new stair railings, updated flooring in 2 units, and new AC units.

Virtual Tours Available:

• 3541 Morganford – Unit 2: https://bit.ly/3541_Unit_2
• 3541 Morganford – Building Laundry Facilities and Storage: https://bit.ly/3541_Basement

The seller will be reviewing offers at 2 p.m. Friday, October 25th.