Refurbished Four-Unit
For Sale
$350,000
1211 Gladstone, San Antonio, TX 78225
Multi-Family (2-8 Units), San Antonio, TX
Property Size880 SF
Lot Size0.16 Acres
Price / SF$397.73
Days on Market42
Property Features for 1211 Gladstone
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Graebner
Middle school
Lowell
High school
Burbank
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
2200
Standard status
Active
Size
880 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
1791
Building Details
Year built
1955
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Diana Rodriguez
(281) 496-7500
Added: Aug 13
Changed: Aug 20
Last Checked: Sep 23 at 7:06AM
MLS# 2008131
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 refurbished quadplex contains four furnished efficiency units arranged across the front and rear of the property. The three front apartments include stand-up showers, kitchen sinks, appliances, and individual mini-split systems. A separate rear efficiency measures 400 square feet and includes a stand-up shower, small kitchen, and private mini-split system. Recent improvements include a new electrical system, roof, light fixtures, and flooring.
Located at 1211 Gladstone in San Antonio, the property sits on approximately 0.162 acres and was built in 1955. A grocery store, laundromat, bus stop, and several dining establishments are within walking distance, while downtown is just minutes away. The units are currently available for rent, and the layout also supports an owner-occupant arrangement with rental use of the remaining units, subject to applicable city regulations and market demand.
Located at 1211 Gladstone in San Antonio, the property sits on approximately 0.162 acres and was built in 1955. A grocery store, laundromat, bus stop, and several dining establishments are within walking distance, while downtown is just minutes away. The units are currently available for rent, and the layout also supports an owner-occupant arrangement with rental use of the remaining units, subject to applicable city regulations and market demand.
Key Highlights
- Four furnished efficiency units with front and rear living spaces
- Rear efficiency measures 400 square feet and includes a small kitchen
- Individual mini‑split heating and cooling systems serve each unit
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
$10,129
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
2.89%
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%
$202,580
$202.6K
Cap Rate 7%
$144,700
$144.7K
Cap Rate 9%
$112,544
$112.5K
Market Conditions
NOI Build-Up for 880 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
$15.3K $17.40/SF
− Vacancy
−$842 −$0.96/SF
EGI
$14.5K $16.44/SF
− OpEx
−$4.3K −$4.93/SF
NOI
$10.1K $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%
$202,580
Cap Rate 7%
$144,700
Cap Rate 9%
$112,544
Alternative Uses
Best Use
Multifamily LT 5
$144.7K
$126.6K – $168.8K
NOI $10,129 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$128.4K
$112.4K – $149.8K
NOI $8,989 @ 7.0% cap · market cap 2.57%
Theoretical Best
Office A
$224.5K
$196.4K – $261.9K
NOI $15,713 @ 7.0% cap · market cap 4.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
544
Businesses Nearby
Explore this area
Business Placement
Demographics for 78225, TX
12,576
Population
5,410
Households
2.3
Avg Household Size
39
Median Age
13%
College-Educated
77%
High-School Grad
1.9 sq mi
ZIP Area
6,619
Density / Sq Mi
$46,829
Median Household Income
$33,185
Median Earnings
$1,082
Median Rent
$110,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Furnished efficiencies include kitchen fixtures, appliances, and independent climate control.
Where is this quadplex located?
The property is located at 1211 Gladstone San Antonio, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Four furnished efficiency units with front and rear living spaces; Rear efficiency measures 400 square feet and includes a small kitchen; Individual mini‑split heating and cooling systems serve each unit
