Refurbished Four-Unit
New
For Sale
$350,000
1211 Gladstone, San Antonio, TX 78225
MULTI_FAMILY - San Antonio, TX
Property Size880 SF
Lot Size0.16 Acres
Price / SF$397.73
Days on Market2
Property Features for 1211 Gladstone
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Graebner
Middle school
Lowell
High school
Burbank
Elementary school district
San Antonio I.S.D.
Middle school district
San Antonio I.S.D.
High school district
San Antonio I.S.D.
Subdivision
2200
Standard status
Active
Size
880 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
1791
Building Details
Year built
1955
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Diana Rodriguez
(281) 496-7500
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 14 at 7:06PM
MLS# 2008131
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This four-unit quadplex in San Antonio includes three furnished efficiency apartments at the front and a separate furnished efficiency at the rear. Each unit includes a stand-up shower, kitchen sink, and appliances, while independent mini-split systems provide heating and cooling. The rear unit measures 400 square feet and includes a small kitchen and private mini-split system.
Property improvements include a new electrical system, roof, light fixtures, and flooring. Built in 1955, the property is located at 1211 Gladstone, with a grocery store, laundromat, bus stop, and dining options within walking distance. Downtown San Antonio is minutes away.
Property improvements include a new electrical system, roof, light fixtures, and flooring. Built in 1955, the property is located at 1211 Gladstone, with a grocery store, laundromat, bus stop, and dining options within walking distance. Downtown San Antonio is minutes away.
Key Highlights
- Four furnished efficiency units configured as three front apartments and one rear unit
- Rear efficiency measures 400 sq. ft. and includes a stand‑up shower and small kitchen
- Each unit has an independent mini‑split system for heating and cooling
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
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
542
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 furnished efficiency units with independent climate control and updated electrical, roofing, lighting, and flooring systems.
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 configured as three front apartments and one rear unit; Rear efficiency measures 400 sq. ft. and includes a stand‑up shower and small kitchen; Each unit has an independent mini‑split system for heating and cooling
