Quadplex with Hardwood
For Sale
$625,000
419 W Mistletoe, San Antonio, TX 78212
Three units are occupied, while the down unit is vacant and available for immediate use.
Property Size2,542 SF
Price / SF$245.87
Days on Market25
Property Features for 419 W Mistletoe
General Information
Standard status
Active
Size
2,542 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1925
Listing Agency:
Davidson Properties, Inc.
(210) 826-1616
Listed By:
Sandra Schultz
Source:
Thebranchinc
Added: Aug 7
Changed: Aug 29
Last Checked: Aug 30 at 7:03PM
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 Davidson Properties, Inc.
Investment Insights
Based on property information with market context.
Located at 419 W Mistletoe in San Antonio, this 1925 quadplex contains 2542 square feet and offers four residential units. Three units are currently rented, while the down unit is vacant, creating a clearly defined occupancy profile for the next owner.
Interior details include original hardwood floors, high ceilings, crown molding, large windows, and recently applied neutral paint. Each kitchen features ceramic tile countertops, substantial cabinet storage, and a full appliance package. The combination of period detailing and updated finishes gives the property a distinct residential character without sacrificing practical functionality.
Interior details include original hardwood floors, high ceilings, crown molding, large windows, and recently applied neutral paint. Each kitchen features ceramic tile countertops, substantial cabinet storage, and a full appliance package. The combination of period detailing and updated finishes gives the property a distinct residential character without sacrificing practical functionality.
Key Highlights
- Four‑unit property with three rented units and one vacant down unit
- 2542 square feet across the quadplex
- Built in 1925
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
$29,259
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
4.68%
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%
$585,180
$585.2K
Cap Rate 7%
$417,986
$418.0K
Cap Rate 9%
$325,100
$325.1K
Market Conditions
NOI Build-Up for 2,542 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
$44.2K $17.40/SF
− Vacancy
−$2.4K −$0.96/SF
EGI
$41.8K $16.44/SF
− OpEx
−$12.5K −$4.93/SF
NOI
$29.3K $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%
$585,180
Cap Rate 7%
$417,986
Cap Rate 9%
$325,100
Alternative Uses
Best Use
Multifamily LT 5
$418.0K
$365.7K – $487.7K
NOI $29,259 @ 7.0% cap · market cap 4.68%
Second Best
Apartment 5plus
$370.9K
$324.6K – $432.8K
NOI $25,966 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$648.4K
$567.4K – $756.5K
NOI $45,389 @ 7.0% cap · market cap 7.26%
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
1,116
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Three units are occupied, while the down unit is vacant and available for immediate use.
Where is this quadplex located?
The property is located at 419 W Mistletoe San Antonio, TX.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Four‑unit property with three rented units and one vacant down unit; 2542 square feet across the quadplex; Built in 1925
