Two-Bedroom
For Sale
$505,000
5818 Shadow Glen, San Antonio, TX 78240
Four matching residences offer two full bathrooms and individual laundry connections.
Property Size3,944 SF
Price / SF$128.04
Days on Market18
Property Features for 5818 Shadow Glen
General Information
Standard status
Active
Size
3,944 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Amenities
utility room with washer and dryer connections
Building Details
Year Built
1982
Buildings
1
Listing Agency:
Home Team of America
(210) 823-5098
Listed By:
Jorge Navarro · License #0548676
Source:
Shebaramos
Added: Aug 13
Changed: Aug 28
Last Checked: Aug 30 at 8:39PM
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 1982 quadplex contains four matching residences, each configured with two bedrooms and two full bathrooms. Every unit also has a separate interior utility room with washer and dryer connections. The property encompasses 3,944 square feet and provides a consistent layout across the building.
Located at 5818 Shadow Glen in San Antonio, the property is near the medical center and sits within a cul-de-sac setting. The owner also has four total buildings on the same cul-de-sac and is open to a package transaction, creating an option to evaluate the property alongside the additional buildings.
Located at 5818 Shadow Glen in San Antonio, the property is near the medical center and sits within a cul-de-sac setting. The owner also has four total buildings on the same cul-de-sac and is open to a package transaction, creating an option to evaluate the property alongside the additional buildings.
Key Highlights
- Four‑unit quadplex with matching layouts
- Each unit includes 2 bedrooms and 2 full bathrooms
- Separate interior utility room in every 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
$45,396
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
8.99%
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%
$907,920
$907.9K
Cap Rate 7%
$648,514
$648.5K
Cap Rate 9%
$504,400
$504.4K
Market Conditions
NOI Build-Up for 3,944 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
$68.6K $17.40/SF
− Vacancy
−$3.8K −$0.96/SF
EGI
$64.9K $16.44/SF
− OpEx
−$19.5K −$4.93/SF
NOI
$45.4K $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%
$907,920
Cap Rate 7%
$648,514
Cap Rate 9%
$504,400
Alternative Uses
Best Use
Multifamily LT 5
$648.5K
$567.5K – $756.6K
NOI $45,396 @ 7.0% cap · market cap 8.99%
Second Best
Apartment 5plus
$575.5K
$503.6K – $671.5K
NOI $40,287 @ 7.0% cap · market cap 7.98%
Theoretical Best
Office A
$1.01M
$880.3K – $1.17M
NOI $70,423 @ 7.0% cap · market cap 13.95%
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
993
Businesses Nearby
Explore this area
Business Placement
Demographics for 78240, TX
56,112
Population
27,713
Households
2
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
11.2 sq mi
ZIP Area
5,010
Density / Sq Mi
$62,203
Median Household Income
$41,812
Median Earnings
$1,283
Median Rent
$245,100
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 matching residences offer two full bathrooms and individual laundry connections.
Where is this quadplex located?
The property is located at 5818 Shadow Glen San Antonio, TX.
What is the asking price?
The asking price for this property is $505,000.
What are key features of this property?
This property features: Four‑unit quadplex with matching layouts; Each unit includes 2 bedrooms and 2 full bathrooms; Separate interior utility room in every unit
