Remodeled Fourplex with Off-Street
For Sale
$605,000
1020 W French Pl, San Antonio, TX 78212
Four updated one-bedroom residences feature modern finishes, mini-split HVAC systems, and washer/dryer hookups.
Property Size2,632 SF
Price / SF$229.86
Days on Market37
Property Features for 1020 W French Pl
General Information
Standard status
Active
Size
2,632 SF
Property subtype
Multi-Family
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
4 x 1BR/1BA
Multifamily Units
4
Amenities
modern kitchens and bathrooms
wood flooring
carpet
mini-split HVAC systems
refrigerators
washer/dryer hookups
separately metered electricity
central water meter
mature trees
fresh landscaping
expanded rear parking area
Building Details
Year Built
1957
Buildings
1
Listing Agency:
PMI Birdy Properties, CRMC
(210) 524-9400
Listed By:
Matthew Ridings
Source:
Thebranchinc
Added: Jul 25
Changed: Aug 28
Last Checked: Aug 29 at 11:50AM
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 PMI Birdy Properties, CRMC
Investment Insights
Based on property information with market context.
This 1957 fourplex contains four one-bedroom, one-bathroom units that have been substantially updated. Improvements include modern kitchens and bathrooms, wood flooring in living areas, bedroom carpeting, energy-efficient mini-split HVAC systems, refrigerators, and washer/dryer hookups. Building-wide electrical work was completed to code, while crawlspace ventilation, gutters, and rear doors on three units have also been improved. The property includes separately metered electricity, a central water meter, mature trees, fresh landscaping, and an expanded rear parking area for off-street tenant parking.
Located at 1020 W French Pl in San Antonio’s Beacon Hill neighborhood, the property is just north of Downtown San Antonio. The surrounding area provides access to major employers, restaurants, entertainment, shopping, and public transportation. The combination of four distinct units, completed capital improvements, and practical on-site features supports a range of multifamily ownership strategies.
Located at 1020 W French Pl in San Antonio’s Beacon Hill neighborhood, the property is just north of Downtown San Antonio. The surrounding area provides access to major employers, restaurants, entertainment, shopping, and public transportation. The combination of four distinct units, completed capital improvements, and practical on-site features supports a range of multifamily ownership strategies.
Key Highlights
- Four 1‑bedroom, 1‑bathroom units
- PropertySize: 2632
- Building‑wide electrical upgrade completed to code
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
$30,295
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
5.01%
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%
$605,900
$605.9K
Cap Rate 7%
$432,786
$432.8K
Cap Rate 9%
$336,611
$336.6K
Market Conditions
NOI Build-Up for 2,632 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
$45.8K $17.40/SF
− Vacancy
−$2.5K −$0.96/SF
EGI
$43.3K $16.44/SF
− OpEx
−$13.0K −$4.93/SF
NOI
$30.3K $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%
$605,900
Cap Rate 7%
$432,786
Cap Rate 9%
$336,611
Alternative Uses
Best Use
Multifamily LT 5
$432.8K
$378.7K – $504.9K
NOI $30,295 @ 7.0% cap · market cap 5.01%
Second Best
Apartment 5plus
$384.1K
$336.1K – $448.1K
NOI $26,885 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$671.4K
$587.5K – $783.3K
NOI $46,996 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,267
Businesses Nearby
Explore this area
Business Placement
Demographics for 78212, TX
26,738
Population
13,399
Households
2
Avg Household Size
39
Median Age
39%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
3,875
Density / Sq Mi
$60,222
Median Household Income
$40,037
Median Earnings
$1,084
Median Rent
$299,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four updated one-bedroom residences feature modern finishes, mini-split HVAC systems, and washer/dryer hookups.
Where is this quadplex located?
The property is located at 1020 W French Pl San Antonio, TX.
What is the asking price?
The asking price for this property is $605,000.
What are key features of this property?
This property features: Four 1‑bedroom, 1‑bathroom units; PropertySize: 2632; Building‑wide electrical upgrade completed to code
