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. 

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. 

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. 

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. 

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. 

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. 

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. 

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. 

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.

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. 

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. 

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. 

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.  

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.