Multifamily Property with Multiple
For Sale
$200,000
11935 Grapevine, San Antonio, TX 78245
Multiple homes occupy a tree-covered property without HOA restrictions.
Property Size980 SF
Days on Market45
Property Features for 11935 Grapevine
General Information
Standard status
Active
Size
980 SF
Property subtype
Multi Family Home
Taxes and HOA fees
Annual Taxes
$2,022
Building Details
Building Size
980 SF
Year Built
1972
Units
4
Listing Agency:
Us Realty Pros
(210) 215-5504
Listed By:
Michelle Romero
(210) 215-5504
Source:
Southtexasrealtyservices
Added: Jul 10
Changed: Aug 23
Last Checked: Aug 22 at 12:44PM
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 Us Realty Pros
Investment Insights
Based on property information with market context.
Located at 11935 Grapevine in San Antonio, this multifamily property includes multiple homes on one parcel. The site features mature trees and no HOA, providing a residential income configuration with fewer association restrictions for occupants. Built in 1972, the property is positioned approximately 10 minutes from the city.
Key Highlights
- Multiple homes included on one property
- No HOA restrictions
- Tree‑covered site
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
$9,524
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
4.76%
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%
$190,480
$190.5K
Cap Rate 7%
$136,057
$136.1K
Cap Rate 9%
$105,822
$105.8K
Market Conditions
NOI Build-Up for 980 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
$18.2K $18.60/SF
− Vacancy
−$911 −$0.93/SF
EGI
$17.3K $17.67/SF
− OpEx
−$7.8K −$7.95/SF
NOI
$9.5K $9.72/SF
Area
ZIP 78245
Vacancy
5.00%
Lease Rate
$18.60 /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%
$190,480
Cap Rate 7%
$136,057
Cap Rate 9%
$105,822
Alternative Uses
Best Use
Apartment 5plus
$136.1K
$119.1K – $158.7K
NOI $9,524 @ 7.0% cap · market cap 4.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$250.0K
$218.7K – $291.7K
NOI $17,499 @ 7.0% cap · market cap 8.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Explore this area
Business Placement
Demographics for 78245, TX
93,031
Population
32,219
Households
2.9
Avg Household Size
31
Median Age
26%
College-Educated
91%
High-School Grad
35.2 sq mi
ZIP Area
2,643
Density / Sq Mi
$87,890
Median Household Income
$43,165
Median Earnings
$1,563
Median Rent
$241,500
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?
Multifamily property - Multiple homes occupy a tree-covered property without HOA restrictions.
Where is this multifamily property located?
The property is located at 11935 Grapevine San Antonio, TX.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Multiple homes included on one property; No HOA restrictions; Tree‑covered site
