Modern Four-Unit
For Sale
$780,000
6507 Marcel Way, San Antonio, TX 78233
Four attached residences offer contemporary finishes, private garages, and established occupancy within a gated community.
Property Size5,448 SF
Price / SF$143.17
Days on Market621
Property Features for 6507 Marcel Way
General Information
Standard status
Active
Size
5,448 SF
Property subtype
Multi-Family / Two Story
Net Operating Income
$31,294
Units
Unit Mix
4 x 3BR/2.5BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$21,605
Amenities
gated community
Carpeting, Ceramic Tile
Composition
Slab
Pre-Owned
Conventional, FHA, VA, Cash, Investors OK
Patio Slab, Covered Patio, Double Pane Windows, Mature Trees, Cable TV Available, Controlled Access, Level
Building Details
Year Built
2020
Listing Agency:
SaleWerx San Antonio
(210) 497-8686
Listed By:
Brad Larsen
(210) 497-8686
Source:
Compass
Added: Dec 19, 2024
Changed: Aug 30
Last Checked: Aug 30 at 7:04AM
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 SaleWerx San Antonio
Investment Insights
Based on property information with market context.
Built in 2020, this four-unit property contains four residences with tenants already in place. Each unit provides 1,362 square feet with three bedrooms, 2.5 bathrooms, and a single-car garage. Interior finishes include granite countertops, crown molding, tray ceilings, black kitchen appliances, carpeting, and ceramic tile. Covered patios and double-pane windows add to the unit features.
The property is located within a gated community with controlled access at 6507 Marcel Way in San Antonio. The setting provides access to major highways, shopping, Randolph AFB, Fort Sam Houston, and local malls. Exterior characteristics include slab construction, mature trees, level grounds, cable TV availability, and patio slabs.
The property is located within a gated community with controlled access at 6507 Marcel Way in San Antonio. The setting provides access to major highways, shopping, Randolph AFB, Fort Sam Houston, and local malls. Exterior characteristics include slab construction, mature trees, level grounds, cable TV availability, and patio slabs.
Key Highlights
- Four units, each measuring 1,362 sq ft
- Each residence includes 3 bedrooms, 2.5 bathrooms, and a single‑car garage
- Built in 2020
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
$62,707
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
8.04%
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%
$1,254,140
$1.3M
Cap Rate 7%
$895,814
$895.8K
Cap Rate 9%
$696,744
$696.7K
Market Conditions
NOI Build-Up for 5,448 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
$94.8K $17.40/SF
− Vacancy
−$5.2K −$0.96/SF
EGI
$89.6K $16.44/SF
− OpEx
−$26.9K −$4.93/SF
NOI
$62.7K $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%
$1,254,140
Cap Rate 7%
$895,814
Cap Rate 9%
$696,744
Alternative Uses
Best Use
Multifamily LT 5
$895.8K
$783.8K – $1.05M
NOI $62,707 @ 7.0% cap · market cap 8.04%
Second Best
Apartment 5plus
$795.0K
$695.6K – $927.5K
NOI $55,650 @ 7.0% cap · market cap 7.13%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,278 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
550
Businesses Nearby
Explore this area
Business Placement
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
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 attached residences offer contemporary finishes, private garages, and established occupancy within a gated community.
Where is this quadplex located?
The property is located at 6507 Marcel Way San Antonio, TX.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Four units, each measuring 1,362 sq ft; Each residence includes 3 bedrooms, 2.5 bathrooms, and a single‑car garage; Built in 2020
