Renovated Six-Unit Apartment
For Sale
$1,000,000
505 Arbor Pl, San Antonio, TX 78207
Detached residences with updated interiors and convenient access to Downtown San Antonio.
Property Size6,720 SF
Lot Size0.41 Acres
Price / SF$148.81
Days on Market9
Property Features for 505 Arbor Pl
General Information
Standard status
Active
Size
6,720 SF
Lot size
0.41 Acres
Zoning
IDZ-1
Units
Unit Mix
6 x 3BR/2BA
Multifamily Units
6
Building Details
Year Built
1924
Buildings
6
Listing Agency:
Uriah Real Estate Organization
(210) 315-8885
Listed By:
Uri Uriah · License #9002555
Source:
Thebranchinc
Added: Aug 20
Changed: Aug 28
Last Checked: Aug 28 at 12:40PM
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 Uriah Real Estate Organization
Investment Insights
Based on property information with market context.
This apartment property comprises six separate single-family residences totaling approximately 6,720 square feet. The unit mix includes six three-bedroom, two-bathroom homes, with each residence averaging approximately 1,120 square feet. Extensive renovation work has introduced modern finishes, and the project is nearing completion. The property was originally built in 1924 and occupies approximately 0.4114 acres.
Located at 505 Arbor Pl in San Antonio, the property is approximately two miles from Downtown San Antonio. It is zoned IDZ-1 and positioned within the Near West Side corridor, with access to downtown employment, educational, healthcare, and entertainment destinations described in the property information.
Located at 505 Arbor Pl in San Antonio, the property is approximately two miles from Downtown San Antonio. It is zoned IDZ-1 and positioned within the Near West Side corridor, with access to downtown employment, educational, healthcare, and entertainment destinations described in the property information.
Key Highlights
- Six standalone residences totaling approximately 6,720 square feet
- Six (6) three‑bedroom, two‑bathroom homes
- Approximately 1,120 square feet per 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
$68,644
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
6.86%
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%
$1,372,880
$1.4M
Cap Rate 7%
$980,629
$980.6K
Cap Rate 9%
$762,711
$762.7K
Market Conditions
NOI Build-Up for 6,720 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
$133.1K $19.80/SF
− Vacancy
−$8.2K −$1.23/SF
EGI
$124.8K $18.57/SF
− OpEx
−$56.2K −$8.36/SF
NOI
$68.6K $10.21/SF
Area
San Antonio, TX
Vacancy
6.20%
Lease Rate
$19.80 /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%
$1,372,880
Cap Rate 7%
$980,629
Cap Rate 9%
$762,711
Alternative Uses
Best Use
Apartment 5plus
$980.6K
$858.1K – $1.14M
NOI $68,644 @ 7.0% cap · market cap 6.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,991 @ 7.0% cap · market cap 12.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
1,407
Businesses Nearby
Explore this area
Business Placement
Demographics for 78207, TX
51,705
Population
18,750
Households
2.8
Avg Household Size
34
Median Age
6%
College-Educated
62%
High-School Grad
7.3 sq mi
ZIP Area
7,083
Density / Sq Mi
$30,655
Median Household Income
$23,696
Median Earnings
$857
Median Rent
$93,200
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?
Apartment building - Detached residences with updated interiors and convenient access to Downtown San Antonio.
Where is this apartment building located?
The property is located at 505 Arbor Pl San Antonio, TX.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Six standalone residences totaling approximately 6,720 square feet; Six (6) three‑bedroom, two‑bathroom homes; Approximately 1,120 square feet per unit
