Updated Fourplex with Unit
For Sale
$340,000
137 Brenner St, San Antonio, TX 78237
Four units offer a mix of two-bedroom, one-bedroom, and studio residential layouts near Our Lady of the Lake University.
Property Size2,650 SF
Price / SF$128.30
Days on Market11
Property Features for 137 Brenner St
General Information
Standard status
Active
Size
2,650 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 3BR/2BA, 2 x 1BR/1BA, 1 x studio
Multifamily Units
4
Additional Details
Gross Income
$43,200
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$5,340
Amenities
on-site storage sheds
parking
Listing Agency:
Keller Williams City-View
(210) 696-9996
Listed By:
Jason Ward
(210) 316-5515
Source:
Exprealty
Added: Sep 4
Changed: Sep 10
Last Checked: Sep 13 at 2:36PM
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 Keller Williams City-View
Investment Insights
Based on property information with market context.
This 2,650-square-foot fourplex in San Antonio includes one 3-bedroom, 2-bathroom unit, two 1-bedroom, 1-bathroom units, and one studio. All four residences were updated within the last 24 months with new water heaters, energy-efficient mini-split AC systems, and fresh interior paint. Multiple storage sheds and rear parking spaces are also included.
The property is located at 137 Brenner St, blocks from Our Lady of the Lake University, with access to downtown, shopping, dining, and major highways. One unit is leased through January 2027, while the other three units are vacant and have been completed and touched up for occupancy.
The property is located at 137 Brenner St, blocks from Our Lady of the Lake University, with access to downtown, shopping, dining, and major highways. One unit is leased through January 2027, while the other three units are vacant and have been completed and touched up for occupancy.
Key Highlights
- 2,650‑square‑foot fourplex with four residential units
- Unit mix includes one 3‑bed/2‑bath, two 1‑bed/1‑bath, and one studio
- All four units updated within the last 24 months
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
$30,502
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
8.97%
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%
$610,040
$610.0K
Cap Rate 7%
$435,743
$435.7K
Cap Rate 9%
$338,911
$338.9K
Market Conditions
NOI Build-Up for 2,650 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
$46.1K $17.40/SF
− Vacancy
−$2.5K −$0.96/SF
EGI
$43.6K $16.44/SF
− OpEx
−$13.1K −$4.93/SF
NOI
$30.5K $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%
$610,040
Cap Rate 7%
$435,743
Cap Rate 9%
$338,911
Alternative Uses
Best Use
Multifamily LT 5
$435.7K
$381.3K – $508.4K
NOI $30,502 @ 7.0% cap · market cap 8.97%
Second Best
Apartment 5plus
$386.7K
$338.4K – $451.2K
NOI $27,069 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$676.0K
$591.5K – $788.6K
NOI $47,318 @ 7.0% cap · market cap 13.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
598
Businesses Nearby
Explore this area
Business Placement
Demographics for 78237, TX
36,019
Population
12,998
Households
2.8
Avg Household Size
35
Median Age
6%
College-Educated
64%
High-School Grad
7.1 sq mi
ZIP Area
5,073
Density / Sq Mi
$40,233
Median Household Income
$27,038
Median Earnings
$987
Median Rent
$103,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four units offer a mix of two-bedroom, one-bedroom, and studio residential layouts near Our Lady of the Lake University.
Where is this quadplex located?
The property is located at 137 Brenner St San Antonio, TX.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 2,650‑square‑foot fourplex with four residential units; Unit mix includes one 3‑bed/2‑bath, two 1‑bed/1‑bath, and one studio; All four units updated within the last 24 months
