Updated Four-Unit
For Sale
$340,000
137 BRENNER ST, San Antonio, TX 78237
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,650 SF
Lot Size0.17 Acres
Price / SF$128.30
Days on Market9
Property Features for 137 BRENNER ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-4
Elementary school
Call District
Middle school
Call District
High school
Call District
Elementary school district
CALL DISTRICT
Middle school district
CALL DISTRICT
High school district
CALL DISTRICT
Subdivision
0700
Standard status
Active
Size
2,650 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
5340
Amenities
storage sheds
Listing Agency:
Keller Williams City-View · Keller Williams Realty
Listed By:
Jason Ward
(210) 696-9996
Added: Sep 4
Changed: Sep 5
Last Checked: Sep 12 at 6:06PM
MLS# 2014372
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 R-4-zoned quadplex contains four residential units: one 3-bed/2-bath layout, two 1-bed/1-bath units, and one studio. Each unit was updated within the last 24 months with new water heaters, energy-efficient mini-split AC systems, and fresh interior paint. Multiple storage sheds and parking spaces are located at the rear of the property.
One unit is leased through January 2027, while the other three units are vacant and have been completed and touched up for occupancy. The property is positioned blocks from Our Lady of the Lake University, with access to downtown, shopping, dining, and major highways. The 2,650-square-foot building sits on a 0.171-acre lot in San Antonio’s 78237 ZIP code.
One unit is leased through January 2027, while the other three units are vacant and have been completed and touched up for occupancy. The property is positioned blocks from Our Lady of the Lake University, with access to downtown, shopping, dining, and major highways. The 2,650-square-foot building sits on a 0.171-acre lot in San Antonio’s 78237 ZIP code.
Key Highlights
- Four residential units: one 3‑bed/2‑bath, two 1‑bed/1‑bath, and one studio
- 2,650 square feet on a 0.171‑acre lot
- R‑4 zoning in San Antonio, TX 78237
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
$30,502
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
8.97%
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%
$610,040
$610.0K
Cap Rate 7%
$435,743
$435.7K
Cap Rate 9%
$338,911
$338.9K
Market Conditions
NOI Build-Up for 2,650 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
$46.1K $17.40/SF
− Vacancy
−$2.5K −$0.96/SF
EGI
$43.6K $16.44/SF
− OpEx
−$13.1K −$4.93/SF
NOI
$30.5K $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%
$610,040
Cap Rate 7%
$435,743
Cap Rate 9%
$338,911
Alternative Uses
Best Use
Multifamily LT 5
$435.7K
$381.3K – $508.4K
NOI $30,502 @ 7.0% cap · market cap 8.97%
Second Best
Apartment 5plus
$386.7K
$338.4K – $451.2K
NOI $27,069 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$676.0K
$591.5K – $788.6K
NOI $47,318 @ 7.0% cap · market cap 13.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
598
Businesses Nearby
Explore this area
Business Placement
Demographics for 78237, TX
36,019
Population
12,998
Households
2.8
Avg Household Size
35
Median Age
6%
College-Educated
64%
High-School Grad
7.1 sq mi
ZIP Area
5,073
Density / Sq Mi
$40,233
Median Household Income
$27,038
Median Earnings
$987
Median Rent
$103,000
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit property with refreshed interiors, rear parking, storage sheds, and one unit leased through January 2027.
Where is this quadplex located?
The property is located at 137 BRENNER ST San Antonio, TX.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Four residential units: one 3‑bed/2‑bath, two 1‑bed/1‑bath, and one studio; 2,650 square feet on a 0.171‑acre lot; R‑4 zoning in San Antonio, TX 78237
