For the experienced multifamily investor:Assuming all systems are good and there is little to no deferred maintenance what sort of value do you think a stabilized, brick skinned quadraplex with slanted roof would be worth in a solid "C+" area with shopping (WalMart, Kroger, etc) and public transportation within walking distance and major employment centers nearby?

.' :) Without further ado, here are the numbers (I'm sure I'm missing something vital and will update as needed):- Westside Jax (32244), Wal-Mart supercenter 2.5mi, 60k zip population, MSA 1.3 million population- Unemployment 6%, Median home price $85-110k (border of two areas), median income $55k- Rent for 2BR $970/mo, vacancy rate 10%- $315k contract price, $65k seller carry @ 3.5% interest-only, 5yr balloon.- 21 units, 1 unit $200 lot rent.

What's even worse is when some dirtbag gets a throw away phone at Walmart, then lists a house he doesn't own using a computer at a library.

Try1) Oakstar bank, springfield, Mo2) Arvest bank (owned by waltons -walmart) Arkansas3) Pulaski Bank in St.louis

Think of the MLS as being like Walmart.

I put them at all of the Wal-marts in my local area(8 walmarts..2 per store).

I know that Wal-Mart, for instance, is pretty steadfast on ownership but I think they've made exceptions recently in urban markets.

I put down Walmart exterior latex on a upstairs floor about 2 months ago.

Now Walmart is instituting $9 an hr min, and the government wants $10 min per hour. 

I can walk into some and the odor of old grease just lingers in the air.On the other hand they've all been purchased with cash so no mortgages and often tenants do stay for a while so unless I have to evict them because they lose their jobs at Krispy Kreme or Walmart they tend to stay for a while.Also many aren't afraid to live in these areas as a "Melissa" or a "Sarah" might be.Gail