Modern Fourplex With Private
For Sale
$995,000
210 Piedmont, San Antonio, TX 78203
Multi-Family (2-8 Units), San Antonio, TX
Property Size3,696 SF
Lot Size0.15 Acres
Price / SF$269.21
Days on Market128
Property Features for 210 Piedmont
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RM-4
Elementary school
Call District
Middle school
Call District
High school
Call District
Elementary school district
San Antonio I.S.D.
Middle school district
San Antonio I.S.D.
High school district
San Antonio I.S.D.
Subdivision
1200
Standard status
Active
Size
3,696 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
12446
Amenities
in-unit laundry
private patios
Building Details
Year built
2022
Listing Agency:
Keller Williams Legacy · Keller Williams Realty
Listed By:
Guillermo Moya
(210) 482-3200
Added: May 4
Changed: Aug 19
Last Checked: Sep 8 at 2:06AM
MLS# 1942829
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2022, this fourplex contains 3,696 square feet within a 0.152-acre parcel and is zoned RM-4. Each residence offers 2 bedrooms, 2.5 bathrooms, an open living arrangement, high ceilings, expansive windows, a kitchen with quartz countertops and stainless-steel appliances, in-unit laundry, and a private patio. Contemporary finishes and efficient unit layouts define the property’s residential character.
The property is located at 210 Piedmont in San Antonio’s downtown area, with the San Antonio River Walk and The Alamo just minutes away. Dining, entertainment, and major employers are also identified in the immediate urban setting, providing established neighborhood context for this four-unit residential asset.
The property is located at 210 Piedmont in San Antonio’s downtown area, with the San Antonio River Walk and The Alamo just minutes away. Dining, entertainment, and major employers are also identified in the immediate urban setting, providing established neighborhood context for this four-unit residential asset.
Key Highlights
- Fourplex with 4 residential units
- Each unit includes 2 bedrooms and 2.5 bathrooms
- 3,696 square feet on a 0.152‑acre parcel
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
$42,541
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
4.28%
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%
$850,820
$850.8K
Cap Rate 7%
$607,729
$607.7K
Cap Rate 9%
$472,678
$472.7K
Market Conditions
NOI Build-Up for 3,696 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
$64.3K $17.40/SF
− Vacancy
−$3.5K −$0.96/SF
EGI
$60.8K $16.44/SF
− OpEx
−$18.2K −$4.93/SF
NOI
$42.5K $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%
$850,820
Cap Rate 7%
$607,729
Cap Rate 9%
$472,678
Alternative Uses
Best Use
Multifamily LT 5
$607.7K
$531.8K – $709.0K
NOI $42,541 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$539.3K
$471.9K – $629.2K
NOI $37,754 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$942.8K
$824.9K – $1.10M
NOI $65,995 @ 7.0% cap · market cap 6.63%
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
758
Businesses Nearby
Explore this area
Business Placement
Demographics for 78203, TX
5,872
Population
2,380
Households
2.5
Avg Household Size
35
Median Age
14%
College-Educated
75%
High-School Grad
1.4 sq mi
ZIP Area
4,194
Density / Sq Mi
$34,815
Median Household Income
$28,146
Median Earnings
$989
Median Rent
$139,900
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 - Contemporary residential income property with open interiors, private outdoor areas, and updated in-unit amenities.
Where is this quadplex located?
The property is located at 210 Piedmont San Antonio, TX.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Fourplex with 4 residential units; Each unit includes 2 bedrooms and 2.5 bathrooms; 3,696 square feet on a 0.152‑acre parcel
