Refurbished Quadplex with Furnished
For Sale
$350,000
1211 Gladstone, San Antonio, TX 78225
Four independently cooled residences offer furnished interiors, compact kitchens, appliances, and private bathing facilities.
Property Size880 SF
Price / SF$397.73
Days on Market9
Property Features for 1211 Gladstone
General Information
Standard status
Active
Size
880 SF
Property subtype
Multi-Family
Building Details
Year Built
1955
Listing Agency:
Home Team of America
(210) 422-0776
Listed By:
Diana Rodriguez
Source:
Sarahildebrandaguilera
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 31 at 6:56PM
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 Home Team of America
Investment Insights
Based on property information with market context.
This 1955 quadplex contains four furnished efficiency residences arranged across the property. Three front units include compact kitchens, appliances, stand-up showers, and individual mini-split systems for heating and cooling. A separate rear efficiency measures 400 square feet and includes its own small kitchen, stand-up shower, and mini-split system.
Recent property improvements include a new electrical system, roof, light fixtures, and flooring. The units are currently available for rent, with the layout also supporting occupancy of one residence while the remaining units generate rental income. Downtown San Antonio, a grocery store, laundromat, bus stop, and dining options are within walking distance of the property at 1211 Gladstone.
Recent property improvements include a new electrical system, roof, light fixtures, and flooring. The units are currently available for rent, with the layout also supporting occupancy of one residence while the remaining units generate rental income. Downtown San Antonio, a grocery store, laundromat, bus stop, and dining options are within walking distance of the property at 1211 Gladstone.
Key Highlights
- Four furnished efficiency units with separate mini‑split heating and cooling systems
- Rear efficiency measures 400 sq. ft. and includes a small kitchen and stand‑up shower
- Three front units measure approximately 19X12, 19X11, and 19 X18
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
$10,129
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
2.89%
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%
$202,580
$202.6K
Cap Rate 7%
$144,700
$144.7K
Cap Rate 9%
$112,544
$112.5K
Market Conditions
NOI Build-Up for 880 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
$15.3K $17.40/SF
− Vacancy
−$842 −$0.96/SF
EGI
$14.5K $16.44/SF
− OpEx
−$4.3K −$4.93/SF
NOI
$10.1K $11.51/SF
Area
San Antonio, TX
Vacancy
5.50%
Lease Rate
$17.40 /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%
$202,580
Cap Rate 7%
$144,700
Cap Rate 9%
$112,544
Alternative Uses
Best Use
Multifamily LT 5
$144.7K
$126.6K – $168.8K
NOI $10,129 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$128.4K
$112.4K – $149.8K
NOI $8,989 @ 7.0% cap · market cap 2.57%
Theoretical Best
Office A
$224.5K
$196.4K – $261.9K
NOI $15,713 @ 7.0% cap · market cap 4.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
544
Businesses Nearby
Explore this area
Business Placement
Demographics for 78225, TX
12,576
Population
5,410
Households
2.3
Avg Household Size
39
Median Age
13%
College-Educated
77%
High-School Grad
1.9 sq mi
ZIP Area
6,619
Density / Sq Mi
$46,829
Median Household Income
$33,185
Median Earnings
$1,082
Median Rent
$110,600
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 independently cooled residences offer furnished interiors, compact kitchens, appliances, and private bathing facilities.
Where is this quadplex located?
The property is located at 1211 Gladstone San Antonio, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Four furnished efficiency units with separate mini‑split heating and cooling systems; Rear efficiency measures 400 sq. ft. and includes a small kitchen and stand‑up shower; Three front units measure approximately 19X12, 19X11, and 19 X18
