1001 N McKnight Rd, St. Louis, MO 63132 For Sale

• • Premier Walkable Location with High Connectivity

Positioned in a high-demand, infill suburban neighborhood and steps from Ruth Park Golf Course, nature trails, and local parks, with easy Metro bus access and immediate proximity to major corridors (I-170, I-64), making commutes to downtown Clayton, medical centers, and Washington University effortless for professionals and retirees alike.

• • Stabilized, Proven Occupancy & In-Place Rent Growth

Robust historical property occupancy (98-99%), with recent lease trade-outs and renewals supporting consistent, market-driven rent growth; current effective rents demonstrate in-place upside. Properties of similar vintage benefit from a tight vacancy environment, with Class A/B product showing rent growth projections exceeding 4% annually.

• • Proximity to Major Employers, Higher Education, & Premier Healthcare

Less than three miles to Washington University in St. Louis and the University of Missouri-St. Louis, with over 36,000 students enrolled and major healthcare/biotech employers nearby – driving rental demand from young professionals, retirees, and university staff.

• • Resilient, Affluent Resident Demographics Support High Occupancy

Surrounded by above-average median income levels, high educational attainment, and a mix of established neighborhoods (median home values $375K+), catering to a resident base that values quality, security, and lifestyle. Features such as fitness center, year-round pool access, on-site garage parking, and movie theater support an active lifestyle for young professionals and make for low-maintenance living for retirees.

• • Value Enhancement Opportunities

Potential exists to further increase NOI through select unit upgrades, amenity enhancements, or operational efficiencies, maximizing rental upside in an already proven rent-achieving asset.

INVESTMENT OPPORTUNITY

PROXIMITY TO MAJOR HEALTHCARE & BIOTECH EMPLOYMENT HUBS

• • Immediate Access to Premier Healthcare Institutions:

Fontainebleau is uniquely positioned within minutes of the St. Louis region’s top medical centers. Washington University Medical Campus – the city’s largest employer and a nationally ranked research and teaching hospital – hosts over 22,000 jobs and draws a workforce of skilled clinicians, researchers, and support staff. Nearby Barnes-Jewish Hospital, SSM Health, BJC Healthcare, and Mercy each have major facilities less than 15 minutes away, driving recurring rental demand from healthcare professionals.

• • Biotech & Life Sciences Cluster:

The property sits in the geographic core of St. Louis’s rapidly growing life sciences and bioscience district. Bayer Crop Science corporate headquarters, a global innovation leader, is just 3.5 miles away. The nearby Cortex Innovation District, a nationally recognized biotechnology hub, features 400+ companies and 6,000 employees in life science, startup, and innovation fields – providing a deep pool of well-qualified, higher-income renters.

• • Consistent Demand from Stable, High-Wage Sectors:

The greater St. Louis region boasts over 180,000 healthcare-related jobs and a biosciences workforce supported by Washington University, BJC, and SLU research. Average annual wages in these sectors exceed $100,000, ensuring a strong and stable base of white-collar professionals and retirees who desire quality, convenient rental housing.

• • Exceptional Connectivity:

Quick, central access to I-170, multiple bus lines, and arterial roadways allows residents to reach healthcare and biotech campuses within minutes, making Fontainebleau a preferred option for medical professionals, administrators, and graduate researchers seeking premier off-campus housing.

LONG-TERM STABILIZED OCCUPANCY & STRONG IN-PLACE RENT GROWTH

• • Consistently High Occupancy Performance:

Fontainebleau has maintained exceptional occupancy, averaging 98-99%, well above the metro market’s already healthy levels. This track record highlights enduring renter demand from white-collar professionals, retirees, and prime-age tenants drawn to the property’s ideal location and premier amenity offering.

• • Resilient Resident Retention & Lease Expiration Spread:

The lease expiration schedule reflects balanced turnover and low vacancy risk, supporting predictable cash flow and long-term stability. Leas-up velocity remains robust, with both new and renewal leases absorbing quickly at market rents – demonstrating ongoing competitiveness versus nearby communities.

• • Continued In-Place Rent Growth:

Recent rent roll analysis shows in-place effective rents increasing to an average of $1,309/unit ($1.63/SF), with new lease trade-outs and renewals tracking at or above market. Over the past 12 months, the property has experienced market-driven rent increases consistent with broader St. Louis trends, which averaged 4.8% annual effective rent growth through mid-2025.

• • Attractive Mark-to-Market Opportunity:

Several units offer additional upside through mark-to-market, with current effective rents below the average rents achieved at comparable properties within the University City / Clayton submarket. The property’s proven ability to lease at rent premiums will support continued NOI growth and maximize investor returns.

COMPELLING VALUE-ADD OPPORTUNITY VIA INTERIOR UPGRADES

• • Significant Rent Upside Through Targeted Renovations:

While Fontainebleau offers attractive, functional units and strong rent growth, interior finishes remain below the top tier of nearby renovated or new product. By selectively upgrading unit interiors – incorporating features such as modern lighting, luxury plank flooring, updated cabinetry, quartz or granite counters, and in-unit washer/dryer – an investor can further reposition Fontainebleau to capture top-of-market rents.

• • Proven Premiums at Competing Properties:

The best-in-market comps within a 1-2 mile radius (such as Mansions on the Plaza, The Square on Delmar, and Clayton Square) achieve average 1-bedroom rents between approximately $1,300 and $3,200 per month, depending on finish and amenity level. Fontainebleau’s in-place 1-bedroom rents average $1,200 per month, with most units positioned $100-$800 per month below these competitors.

• • Realistic Achievable Rent Lift:

With a targeted renovation scope, projected rent premiums of $100-$225/unit/month for 1- and 2-bedroom units are achievable, bringing renovated units toward the $1,300-$1,400 range for 1-beds and $1,600-$1,700 for 2-beds, matching the performance of upgraded comps like Clayton Square or The Square on Delmar. Select units can support even higher premiums based on view, layout, or amenity adjacency.

• • Attractive ROI and Accelerated Lease-Up:

Market data suggests demand for high-quality, upgraded units remains strong – reflected by high occupancy (96%-100%) at recently renovated comps and lease-up absorption at increased rental rates. Modest investment in unit renovations, paired with the property’s naturally strong white-collar and retiree tenant base, accelerates return on capital and enhances long-term asset value.

TRANSFORMATIVE MIXED-USE DEVELOPMENT IN UNIVERSITY CITY

• • The Crossing at Olive and Market at Olive:

Located less than a mile from Fontainebleau, The Crossing at Olive is a transformative 15-acre mixed-use development when fully built out will feature 30,000+ SF of retail and restaurant space (Aldi’s, Paris Baguette, Smoothie King), a dual-brand Marriott Courtyard and Element hotel, and 181 apartments. These new amenities continue to elevate University City’s live-work-play environment, attract residents seeking convenience, and support sustained rent growth at nearby properties. Also, within close proximity, Market at Olive, is a $211 million development that spans 50 acres and features Costco, Panera, First Watch, Chipotle, AT&T, Jersey Mike’s, Raising Cane’s, Chase Bank, and Chic-fil-A. Coming soon to the development is a new Dierbergs-anchored (grocery) center and the region’s largest Target, adding high-quality dining, shopping, and services to a neighborhood already rich in lifestyle amenities. This investment further increases the appeal to professionals, retirees, and students seeking walkable access to everyday conveniences.

• • Catalyst for Revitalization and Demand:

The continued revitalization of University City via these mixed-use projects is attracting new employers, retailers, and higher-income residents to the area. Fontainebleau benefits directly from these developments, offering residents immediate access to new jobs, shopping, dining, and entertainment – driving premium demand and market rent potential.