Well-Maintained 4-Plex with
For Sale
$649,000
10611 Mathom Landing, Universal City, TX 78148
Four well-maintained units each offer 3-bedroom, 2.5-bath layouts with attached garages and fenced patios.
Property Size5,200 SF
Price / SF$124.81
Days on Market239
Property Features for 10611 Mathom Landing
General Information
Standard status
Active
Size
5,200 SF
Property subtype
Multi-Family / Two Story
Zoning
RESIDENTIAL
Net Operating Income
$1.00
Taxes and HOA fees
Annual Taxes
$1.00
Amenities
Carpeting, Stained Concrete
Composition
Slab
Conventional, Cash
Patio Slab, Level
Building Details
Year Built
2007
Listing Agency:
JB Goodwin, REALTORS
Listed By:
Blain Johnson
(210) 559-6658
Source:
Compass
Added: Jan 11
Changed: Aug 8
Last Checked: Jul 23 at 6:45AM
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 JB Goodwin, REALTORS
Investment Insights
Based on property information with market context.
This well-maintained 4-plex offers four income-producing units, with each unit providing a 3-bedroom, 2.5-bath floor plan. The layout includes an attached private garage with an opener, with stained concrete flooring in the downstairs living areas. Bedrooms are located upstairs for added privacy, and each unit features a fenced private patio for outdoor use.
Located at 10611 Mathom Landing in Universal City, TX, the property is positioned near The Forum shopping center, restaurants, grocery stores, Fort Sam Houston, and Randolph Air Force Base. Showings are scheduled with an accepted offer and a contract in place.
Located at 10611 Mathom Landing in Universal City, TX, the property is positioned near The Forum shopping center, restaurants, grocery stores, Fort Sam Houston, and Randolph Air Force Base. Showings are scheduled with an accepted offer and a contract in place.
Key Highlights
- 4‑plex built in 2007 with four income‑producing units
- Each unit offers a 3‑bedroom, 2.5‑bath layout
- Attached private garage with opener included with 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
$54,769
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
8.44%
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%
$1,095,380
$1.1M
Cap Rate 7%
$782,414
$782.4K
Cap Rate 9%
$608,544
$608.5K
Market Conditions
NOI Build-Up for 5,200 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
$84.2K $16.20/SF
− Vacancy
−$6.0K −$1.15/SF
EGI
$78.2K $15.05/SF
− OpEx
−$23.5K −$4.51/SF
NOI
$54.8K $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%
$1,095,380
Cap Rate 7%
$782,414
Cap Rate 9%
$608,544
Alternative Uses
Best Use
Multifamily LT 5
$782.4K
$684.6K – $912.8K
NOI $54,769 @ 7.0% cap · market cap 8.44%
Second Best
Apartment 5plus
$680.3K
$595.2K – $793.7K
NOI $47,619 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,519 @ 7.0% cap · market cap 15.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
Explore this area
Business Placement
Demographics for 78148, TX
21,569
Population
8,597
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
96%
High-School Grad
9.6 sq mi
ZIP Area
2,247
Density / Sq Mi
$75,395
Median Household Income
$40,850
Median Earnings
$1,252
Median Rent
$249,400
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 well-maintained units each offer 3-bedroom, 2.5-bath layouts with attached garages and fenced patios.
Where is this quadplex located?
The property is located at 10611 Mathom Landing Universal City, TX.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 4‑plex built in 2007 with four income‑producing units; Each unit offers a 3‑bedroom, 2.5‑bath layout; Attached private garage with opener included with each unit
