Four-Unit Apartment
For Sale
$505,000
5818 Shadow Glen, San Antonio, TX 78240
Multi-Family (2-8 Units), San Antonio, TX
Property Size3,944 SF
Lot Size0.23 Acres
Price / SF$128.04
Days on Market139
Property Features for 5818 Shadow Glen
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Oak Hills Terrace
Middle school
Neff Pat
High school
Marshall
Elementary school district
Northside
Middle school district
Northside
High school district
Northside
Subdivision
0400
Standard status
Active
Size
3,944 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
12378
Building Details
Year built
1982
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Jorge Navarro · License #0548676
(281) 496-7500
Added: Apr 14
Changed: Aug 20
Last Checked: Aug 30 at 5:06PM
MLS# 1893067
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 identical apartments within a 3,944-square-foot property. Each unit includes two bedrooms, two full bathrooms, and a separate interior utility room with washer and dryer connections. Built in 1982, the property occupies 0.23 acres in San Antonio’s 78240 ZIP code.
The owner also has four buildings on the same cul-de-sac and is open to a package sale, creating an opportunity to evaluate the property alongside the additional buildings. The Medical Center is identified as nearby in the property information.
The owner also has four buildings on the same cul-de-sac and is open to a package sale, creating an opportunity to evaluate the property alongside the additional buildings. The Medical Center is identified as nearby in the property information.
Key Highlights
- Four identical units, each with two bedrooms and two full bathrooms
- 3,944‑square‑foot quadplex on 0.23 acres
- Separate interior utility room in 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
$45,396
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
8.99%
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%
$907,920
$907.9K
Cap Rate 7%
$648,514
$648.5K
Cap Rate 9%
$504,400
$504.4K
Market Conditions
NOI Build-Up for 3,944 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
$68.6K $17.40/SF
− Vacancy
−$3.8K −$0.96/SF
EGI
$64.9K $16.44/SF
− OpEx
−$19.5K −$4.93/SF
NOI
$45.4K $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%
$907,920
Cap Rate 7%
$648,514
Cap Rate 9%
$504,400
Alternative Uses
Best Use
Multifamily LT 5
$648.5K
$567.5K – $756.6K
NOI $45,396 @ 7.0% cap · market cap 8.99%
Second Best
Apartment 5plus
$575.5K
$503.6K – $671.5K
NOI $40,287 @ 7.0% cap · market cap 7.98%
Theoretical Best
Office A
$1.01M
$880.3K – $1.17M
NOI $70,423 @ 7.0% cap · market cap 13.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
993
Businesses Nearby
Explore this area
Business Placement
Demographics for 78240, TX
56,112
Population
27,713
Households
2
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
11.2 sq mi
ZIP Area
5,010
Density / Sq Mi
$62,203
Median Household Income
$41,812
Median Earnings
$1,283
Median Rent
$245,100
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 matching apartments offer two-bedroom layouts with private utility rooms and washer-dryer connections.
Where is this quadplex located?
The property is located at 5818 Shadow Glen San Antonio, TX.
What is the asking price?
The asking price for this property is $505,000.
What are key features of this property?
This property features: Four identical units, each with two bedrooms and two full bathrooms; 3,944‑square‑foot quadplex on 0.23 acres; Separate interior utility room in each unit
