Three-Unit Multifamily
For Sale
$569,000
152 /154 Shadwell Dr, San Antonio, TX 78228
Multifamily property with two three-bedroom units and one two-bedroom unit.
Property Size3,102 SF
Price / SF$183.43
Days on Market18
Property Features for 152 /154 Shadwell Dr
General Information
Standard status
Active
Size
3,102 SF
Property subtype
Multi-Family
Building Details
Year Built
1960
Listing Agency:
Star Tex Real Estate
Listed By:
Joanne Jarrett · License #0571344
(512) 312-1150
Source:
Mlsluxurygroup
Added: Aug 26
Changed: Sep 12
Last Checked: Sep 11 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 Star Tex Real Estate
Investment Insights
Based on property information with market context.
This 3,102-square-foot triplex contains three residential units: two configured with three bedrooms and one bathroom, plus a two-bedroom, one-bathroom unit. The property was built in 1960 and includes an established three-unit layout.
Located at 152/154 Shadwell Dr in San Antonio, the asset currently has tenants in two of the three units. The unit mix provides a combination of larger three-bedroom residences and a smaller two-bedroom residence within one multifamily property.
Located at 152/154 Shadwell Dr in San Antonio, the asset currently has tenants in two of the three units. The unit mix provides a combination of larger three-bedroom residences and a smaller two-bedroom residence within one multifamily property.
Key Highlights
- Three‑unit triplex with 3,102 SF of building area
- Unit 152 - 100 and Unit 200 are 3/1 configurations
- Unit 154 is configured as 2/1
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
$35,704
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
6.27%
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%
$714,080
$714.1K
Cap Rate 7%
$510,057
$510.1K
Cap Rate 9%
$396,711
$396.7K
Market Conditions
NOI Build-Up for 3,102 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
$54.0K $17.40/SF
− Vacancy
−$3.0K −$0.96/SF
EGI
$51.0K $16.44/SF
− OpEx
−$15.3K −$4.93/SF
NOI
$35.7K $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%
$714,080
Cap Rate 7%
$510,057
Cap Rate 9%
$396,711
Alternative Uses
Best Use
Multifamily LT 5
$510.1K
$446.3K – $595.1K
NOI $35,704 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$452.7K
$396.1K – $528.1K
NOI $31,686 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$791.3K
$692.4K – $923.2K
NOI $55,389 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
431
Businesses Nearby
Explore this area
Business Placement
Demographics for 78228, TX
56,369
Population
21,397
Households
2.6
Avg Household Size
37
Median Age
14%
College-Educated
74%
High-School Grad
10.9 sq mi
ZIP Area
5,171
Density / Sq Mi
$50,865
Median Household Income
$30,811
Median Earnings
$1,004
Median Rent
$164,700
Median Home Value
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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?
Triplex - Multifamily property with two three-bedroom units and one two-bedroom unit.
Where is this triplex located?
The property is located at 152 /154 Shadwell Dr San Antonio, TX.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Three‑unit triplex with 3,102 SF of building area; Unit 152 - 100 and Unit 200 are 3/1 configurations; Unit 154 is configured as 2/1
