Gated Community
For Sale
$700,000
1000 Diamond Dr - Units 1301-1304, Boerne, TX 78006
Multi-Family (2-8 Units), Boerne, TX
Property Size4,710 SF
Lot Size0.15 Acres
Price / SF$148.62
Days on Market25
Property Features for 1000 Diamond Dr - Units 1301-1304
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Fabra
Middle school
Boerne Middle N
High school
Boerne
Elementary school district
Boerne
Middle school district
Boerne
High school district
Boerne
Subdivision
2508
Standard status
Active
Size
4,710 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
11373
HOA Fee
$770 Monthly
Amenities
gated community
pool/spa
green space with BBQ areas
clubhouse
fitness center/gym
Building Details
Year built
2007
Listing Agency:
BK Properties, LLC
(210) 490-0483
Listed By:
Alice Bruni · License #441329
(210) 490-0483
Added: Jul 28
Changed: Aug 20
Last Checked: Aug 21 at 12:06AM
MLS# 2003551
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 4,710-square-foot quadplex contains four townhome-style units and was built in 2007. The configuration includes two 3-bedroom, 2-bath residences and two 2-bedroom, 2-bath residences. Each unit includes a refrigerator and stack washer/dryer. One 2-bedroom unit has been completely updated, while another has received substantial updates. Two units feature newer HVAC systems, and the roof was replaced in 2021; exterior painting was completed in 2025.
The property is located within a gated community offering a pool and spa, green space with barbecue areas, a clubhouse, and a fitness center. On-site management oversees tenant relations and maintenance. The property is in Boerne with access to IH-10, San Antonio, and shopping at The Rim and La Cantera.
The property is located within a gated community offering a pool and spa, green space with barbecue areas, a clubhouse, and a fitness center. On-site management oversees tenant relations and maintenance. The property is in Boerne with access to IH-10, San Antonio, and shopping at The Rim and La Cantera.
Key Highlights
- Fully leased four‑unit townhome‑style property
- 4,710 square feet on 0.148 acres
- Unit mix: two 3‑bedroom/2‑bath and two 2‑bedroom/2‑bath residences
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
$48,337
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
6.91%
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%
$966,740
$966.7K
Cap Rate 7%
$690,529
$690.5K
Cap Rate 9%
$537,078
$537.1K
Market Conditions
NOI Build-Up for 4,710 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
$76.3K $16.20/SF
− Vacancy
−$7.2K −$1.54/SF
EGI
$69.1K $14.66/SF
− OpEx
−$20.7K −$4.40/SF
NOI
$48.3K $10.26/SF
Area
Kendall County, TX
Vacancy
9.50%
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%
$966,740
Cap Rate 7%
$690,529
Cap Rate 9%
$537,078
Alternative Uses
Best Use
Multifamily LT 5
$690.5K
$604.2K – $805.6K
NOI $48,337 @ 7.0% cap · market cap 6.91%
Second Best
Apartment 5plus
$599.5K
$524.6K – $699.4K
NOI $41,966 @ 7.0% cap · market cap 6.00%
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,476 @ 7.0% cap · market cap 12.35%
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
303
Businesses Nearby
Explore this area
Business Placement
Demographics for 78006, TX
40,979
Population
16,643
Households
2.5
Avg Household Size
44
Median Age
51%
College-Educated
94%
High-School Grad
345.9 sq mi
ZIP Area
118
Density / Sq Mi
$110,955
Median Household Income
$51,943
Median Earnings
$1,612
Median Rent
$502,700
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 - Fully leased townhome-style property with resident amenities, on-site management, and convenient access to IH-10.
Where is this quadplex located?
The property is located at 1000 Diamond Dr - Units 1301-1304 Boerne, TX.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Fully leased four‑unit townhome‑style property; 4,710 square feet on 0.148 acres; Unit mix: two 3‑bedroom/2‑bath and two 2‑bedroom/2‑bath residences
