Four-Unit Multifamily
For Sale
$597,950
10718 Mathom Landing, Universal City, TX 78148
Four residences feature practical layouts, durable finishes, and private fenced backyard areas.
Property Size5,682 SF
Price / SF$105.24
Days on Market26
Property Features for 10718 Mathom Landing
General Information
Standard status
Active
Size
5,682 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 3BR/2.5BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Amenities
private fenced backyard spaces
Building Details
Year Built
2007
Buildings
1
Listing Agency:
Marshall Reddick Real Estate
(210) 339-2932
Listed By:
Stephany Caravantes Sanchez · License #0713300
Source:
Kingdomtxrealty
Added: Aug 4
Changed: Aug 28
Last Checked: Aug 25 at 4:58AM
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 Marshall Reddick Real Estate
Investment Insights
Based on property information with market context.
Built in 2007, this 5,682-square-foot quadplex contains four residences with consistent three-bedroom, two-and-one-half-bath configurations. Interior features include functional kitchens with substantial cabinetry, open living and dining areas, comfortably sized bedrooms, and durable finishes. Each unit also includes a private fenced backyard.
Capital improvements include a new HVAC system in Unit 1 installed in June 2021 and another installed in Unit 2 in May 2023. Unit 2 also received a new refrigerator in June 2025. The property is in Universal City with access to Loop 1604 and I-35, placing residents near Randolph Air Force Base, Downtown San Antonio, Fort Sam Houston, The Forum Shopping Center, H-E-B, and Walmart.
Capital improvements include a new HVAC system in Unit 1 installed in June 2021 and another installed in Unit 2 in May 2023. Unit 2 also received a new refrigerator in June 2025. The property is in Universal City with access to Loop 1604 and I-35, placing residents near Randolph Air Force Base, Downtown San Antonio, Fort Sam Houston, The Forum Shopping Center, H-E-B, and Walmart.
Key Highlights
- Four‑unit property totaling 5,682 SF, built in 2007
- Each unit offers 3 bedrooms and 2.5 bathrooms
- Private fenced backyard included with every residence
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
$52,033
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
8.70%
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%
$1,040,660
$1.0M
Cap Rate 7%
$743,329
$743.3K
Cap Rate 9%
$578,144
$578.1K
Market Conditions
NOI Build-Up for 5,682 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
$102.3K $18.00/SF
− Vacancy
−$7.7K −$1.35/SF
EGI
$94.6K $16.65/SF
− OpEx
−$42.6K −$7.49/SF
NOI
$52.0K $9.16/SF
Area
Bexar County, TX
Vacancy
7.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,040,660
Cap Rate 7%
$743,329
Cap Rate 9%
$578,144
Alternative Uses
Best Use
Multifamily LT 5
$854.9K
$748.1K – $997.4K
NOI $59,846 @ 7.0% cap · market cap 10.01%
Second Best
Apartment 5plus
$743.3K
$650.4K – $867.2K
NOI $52,033 @ 7.0% cap · market cap 8.70%
Theoretical Best
Office A
$1.54M
$1.35M – $1.79M
NOI $107,651 @ 7.0% cap · market cap 18.00%
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
161
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 residences feature practical layouts, durable finishes, and private fenced backyard areas.
Where is this quadplex located?
The property is located at 10718 Mathom Landing Universal City, TX.
What is the asking price?
The asking price for this property is $597,950.
What are key features of this property?
This property features: Four‑unit property totaling 5,682 SF, built in 2007; Each unit offers 3 bedrooms and 2.5 bathrooms; Private fenced backyard included with every residence
