Townhome-Style
For Sale
Contact for pricing
1000 DIAMOND DR, Boerne, TX 78006
Fully leased four-unit property in a gated community with shared recreational amenities and on-site management.
Property Size4,710 SF
Price / SF$148.62
Days on Market29
Property Features for 1000 DIAMOND DR
General Information
Standard status
Active
Size
4,710 SF
Property subtype
Multifamily
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA, 2 x 2BR/2BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Amenities
pool/spa
green space with BBQ areas
clubhouse
fitness center/gym
Building Details
Year Built
2007
Buildings
1
Stories
2
Units
4
Tenancy
Multi
Construction
townhome
Listing Agency:
BK Properties
(210) 887-8828
Listed By:
Alice Bruni · License #441329
Source:
Crexi
Added: Jul 27
Changed: Aug 5
Last Checked: Aug 23 at 9:41AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BK Properties
Investment Insights
Based on property information with market context.
This 4,710-square-foot quadplex, built in 2007, is configured in a townhome-style layout with four two-bedroom, two-bath or three-bedroom, two-bath residences. The unit mix includes two 3-bedroom/2-bath units and two 2-bedroom/2-bath units. Refrigerators and stack washer/dryers are included. One 2/2 residence has been completely updated, while another has received substantial updates. The property is 100% leased.
Stone Creek Village is a gated community offering a pool and spa, green space with BBQ areas, a clubhouse, and a fitness center. On-site management oversees tenant relations and maintenance. The property provides access to IH-10, San Antonio, and shopping at The Rim and La Cantera. A newer roof was installed in 2021, exterior painting was completed in 2025, and two units have newer HVAC systems.
Stone Creek Village is a gated community offering a pool and spa, green space with BBQ areas, a clubhouse, and a fitness center. On-site management oversees tenant relations and maintenance. The property provides access to IH-10, San Antonio, and shopping at The Rim and La Cantera. A newer roof was installed in 2021, exterior painting was completed in 2025, and two units have newer HVAC systems.
Key Highlights
- 100% leased four‑unit property at 1000 DIAMOND DR, BOERNE, TX
- 4,710 SF quadplex built in 2007
- Unit mix includes 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
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 four-unit property in a gated community with shared recreational amenities and on-site management.
Where is this quadplex located?
The property is located at 1000 DIAMOND DR 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: 100% leased four‑unit property at 1000 DIAMOND DR, BOERNE, TX; 4,710 SF quadplex built in 2007; Unit mix includes two 3‑bedroom/2‑bath and two 2‑bedroom/2‑bath residences
