R-4 Zoned Quadplex on Corner
For Sale
$567,000
1040 Clower, San Antonio, TX 78201
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,480 SF
Lot Size0.29 Acres
Price / SF$228.63
Days on Market149
Property Features for 1040 Clower
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-4
Elementary school
Beacon Hill
Middle school
Mark Twain
High school
Edison
Elementary school district
San Antonio I.S.D.
Middle school district
San Antonio I.S.D.
High school district
San Antonio I.S.D.
Subdivision
0900
Standard status
Active
Size
2,480 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Annual Amount
7177
Building Details
Year built
1981
Listing Agency:
Premier Realty Group Platinum
Listed By:
Debra Rangel-Munoz
(210) 641-1400
Added: Apr 15
Changed: Aug 19
Last Checked: Sep 10 at 9:06PM
MLS# 1921419
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 rental units within 2,480 square feet on a 0.289-acre parcel. Constructed in 1981, the property carries R-4 zoning and uses 1040 Clower, San Antonio, TX 78201 as the legal address for all units.
The building occupies a corner location at Clower and Michigan. Two units face Clower, while the other two face Michigan, creating a straightforward four-unit configuration across the intersecting street frontages.
The building occupies a corner location at Clower and Michigan. Two units face Clower, while the other two face Michigan, creating a straightforward four-unit configuration across the intersecting street frontages.
Key Highlights
- Four rental units in a quadplex configuration
- 2,480 square feet of property size
- 0.289‑acre corner lot at Clower and Michigan
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
$28,545
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
5.03%
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%
$570,900
$570.9K
Cap Rate 7%
$407,786
$407.8K
Cap Rate 9%
$317,167
$317.2K
Market Conditions
NOI Build-Up for 2,480 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
$43.2K $17.40/SF
− Vacancy
−$2.4K −$0.96/SF
EGI
$40.8K $16.44/SF
− OpEx
−$12.2K −$4.93/SF
NOI
$28.5K $11.51/SF
Area
San Antonio, TX
Vacancy
5.50%
Lease Rate
$17.40 /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%
$570,900
Cap Rate 7%
$407,786
Cap Rate 9%
$317,167
Alternative Uses
Best Use
Multifamily LT 5
$407.8K
$356.8K – $475.8K
NOI $28,545 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$361.9K
$316.7K – $422.2K
NOI $25,333 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$632.6K
$553.5K – $738.0K
NOI $44,282 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
747
Businesses Nearby
Explore this area
Business Placement
Demographics for 78201, TX
42,005
Population
18,661
Households
2.3
Avg Household Size
39
Median Age
17%
College-Educated
73%
High-School Grad
7.1 sq mi
ZIP Area
5,916
Density / Sq Mi
$46,129
Median Household Income
$30,517
Median Earnings
$1,033
Median Rent
$187,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four rental units are arranged with two facing Clower and two facing Michigan.
Where is this quadplex located?
The property is located at 1040 Clower San Antonio, TX.
What is the asking price?
The asking price for this property is $567,000.
What are key features of this property?
This property features: Four rental units in a quadplex configuration; 2,480 square feet of property size; 0.289‑acre corner lot at Clower and Michigan
