Four-Unit Quadplex with Modern
For Sale
$950,000
13109 Reid Meadows, Live Oak, TX 78233
Multi-Family (2-8 Units), Live Oak, TX
Property Size5,324 SF
Lot Size0.23 Acres
Price / SF$178.44
Days on Market9
Property Features for 13109 Reid Meadows
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
OCL
Elementary school
Ed Franz
Middle school
Kitty Hawk
High school
Veterans Memorial
Elementary school district
Judson
Middle school district
Judson
High school district
Judson
Subdivision
1600
Standard status
Active
Size
5,324 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
12269
HOA Fee
$800 Annually
Utilities
Cooling system
Central Air
Amenities
smart thermostats
luxury carpet
washers and dryers
stainless appliances
tile kitchen backsplash
cabinet hardware
Building Details
Year built
2022
Listing Agency:
Uriah Real Estate Organization
(830) 600-5263
Listed By:
Uri Uriah · License #9002555
(210) 315-8885
Added: Aug 20
Changed: Aug 26
Last Checked: Aug 28 at 4:06PM
MLS# 1938790
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.
Built in 2022, this four-unit quadplex contains approximately 5,324 square feet on 0.2319 acres. Each unit is configured with three bedrooms and 2.5 baths, creating a consistent residential layout across the property. Interior features include smart thermostats, luxury carpet, in-unit washers and dryers, stainless steel appliances, tile kitchen backsplashes, and cabinet hardware. Central air serves the property, and occupancy is reported at 100%. Zoning is OCL.
The property is located at 13109 Reid Meadows in Live Oak, Texas, with access to Interstate 35, Loop 1604, and FM 78. The surrounding context includes Randolph Air Force Base, employment centers, schools, and retail amenities. Its four-unit configuration and uniform floor plans provide a straightforward multifamily profile for evaluation.
The property is located at 13109 Reid Meadows in Live Oak, Texas, with access to Interstate 35, Loop 1604, and FM 78. The surrounding context includes Randolph Air Force Base, employment centers, schools, and retail amenities. Its four-unit configuration and uniform floor plans provide a straightforward multifamily profile for evaluation.
Key Highlights
- Four‑unit quadplex built in 2022
- Approximately 5,324 square feet on 0.2319 acres
- Four units, each with 3 bedrooms and 2.5 baths
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
$56,076
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
5.90%
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%
$1,121,520
$1.1M
Cap Rate 7%
$801,086
$801.1K
Cap Rate 9%
$623,067
$623.1K
Market Conditions
NOI Build-Up for 5,324 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
$86.2K $16.20/SF
− Vacancy
−$6.1K −$1.15/SF
EGI
$80.1K $15.05/SF
− OpEx
−$24.0K −$4.51/SF
NOI
$56.1K $10.53/SF
Area
Bexar County, TX
Vacancy
7.12%
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%
$1,121,520
Cap Rate 7%
$801,086
Cap Rate 9%
$623,067
Alternative Uses
Best Use
Multifamily LT 5
$801.1K
$701.0K – $934.6K
NOI $56,076 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$696.5K
$609.4K – $812.6K
NOI $48,755 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,868 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
625
Businesses Nearby
Explore this area
Business Placement
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
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 - Each unit offers a three-bedroom, two-and-a-half-bath layout with updated interior features.
Where is this quadplex located?
The property is located at 13109 Reid Meadows Live Oak, TX.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Four‑unit quadplex built in 2022; Approximately 5,324 square feet on 0.2319 acres; Four units, each with 3 bedrooms and 2.5 baths
