Four-Unit
For Sale
$795,000
1000 Diamond Dr Unit 3201-3204, Boerne, TX 78006
Multi-Family (2-8 Units), Boerne, TX
Property Size4,710 SF
Lot Size0.12 Acres
Price / SF$168.79
Days on Market173
Property Features for 1000 Diamond Dr Unit 3201-3204
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Fabra
Middle school
Boerne Middle N
High school
Boerne
Elementary school district
Boerne
Middle school district
Boerne
High school district
Boerne
Subdivision
2508
Standard status
Active
Size
4,710 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
11899
HOA Fee
$690 Monthly
Building Details
Year built
2007
Listing Agency:
All City Real Estate Ltd. Co
(866) 277-6005
Listed By:
Rajaram Gautam · License #0740027
(512) 957-9044
Added: Mar 15
Changed: Aug 19
Last Checked: Sep 3 at 4:06PM
MLS# 1946111
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This quadplex contains four residential units within Building 32, totaling 4710 square feet on a 0.115-acre lot. Constructed in 2007, the property offers practical floor plans, comfortable living areas, natural light, and access within the surrounding complex. One unit may be available for owner occupancy, supporting a live-in arrangement with rental income from the remaining units.
The property is located at 1000 Diamond Dr in Boerne, Texas, with Interstate 10 just minutes away. Nearby shopping, dining, and historic downtown Boerne add convenience to the setting. VA Loan and FHA Loan buyers are identified as potential owner-occupant financing candidates in connection with the available unit.
The property is located at 1000 Diamond Dr in Boerne, Texas, with Interstate 10 just minutes away. Nearby shopping, dining, and historic downtown Boerne add convenience to the setting. VA Loan and FHA Loan buyers are identified as potential owner-occupant financing candidates in connection with the available unit.
Key Highlights
- Four‑unit property in Building 32
- 4710 square feet on a 0.115‑acre lot
- Constructed in 2007
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$48,337
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.08%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$966,740
$966.7K
Cap Rate 7%
$690,529
$690.5K
Cap Rate 9%
$537,078
$537.1K
Market Conditions
NOI Build-Up for 4,710 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$76.3K $16.20/SF
− Vacancy
−$7.2K −$1.54/SF
EGI
$69.1K $14.66/SF
− OpEx
−$20.7K −$4.40/SF
NOI
$48.3K $10.26/SF
Area
Kendall County, TX
Vacancy
9.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$966,740
Cap Rate 7%
$690,529
Cap Rate 9%
$537,078
Alternative Uses
Best Use
Multifamily LT 5
$690.5K
$604.2K – $805.6K
NOI $48,337 @ 7.0% cap · market cap 6.08%
Second Best
Apartment 5plus
$599.5K
$524.6K – $699.4K
NOI $41,966 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,476 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
303
Businesses Nearby
Explore this area
Business Placement
Demographics for 78006, TX
40,979
Population
16,643
Households
2.5
Avg Household Size
44
Median Age
51%
College-Educated
94%
High-School Grad
345.9 sq mi
ZIP Area
118
Density / Sq Mi
$110,955
Median Household Income
$51,943
Median Earnings
$1,612
Median Rent
$502,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units feature functional layouts, natural light, and convenient access within the complex.
Where is this quadplex located?
The property is located at 1000 Diamond Dr Unit 3201-3204 Boerne, TX.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Four‑unit property in Building 32; 4710 square feet on a 0.115‑acre lot; Constructed in 2007
