Four-Unit Quadplex with Corner
For Sale
$415,000
501 Dukeway, Universal City, TX 78148
Well-kept multifamily property with four two-bedroom residences, covered patios, mature trees, and proximity to Randolph Brooks AFB.
Property Size3,832 SF
Price / SF$108.30
Days on Market186
Property Features for 501 Dukeway
General Information
Standard status
Active
Size
3,832 SF
Property subtype
Multi-Family / Two Story
Zoning
OCL
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$12,504
Amenities
Carpeting, Ceramic Tile
Composition
Slab
Pre-Owned
Conventional, FHA, VA, 1st Seller Carry, Cash, Other
Patio Slab, Covered Patio, Mature Trees, Mature Trees (ext feat), Level
Building Details
Year Built
2005
Listing Agency:
Keller Williams City-View
Listed By:
Michelle Campbell
(210) 262-3954
Source:
Compass
Added: Mar 2
Changed: Aug 31
Last Checked: Aug 29 at 5:48PM
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.
Built in 2005, this four-unit quadplex contains 3,832 square feet and offers a consistent residential layout across the property. Each residence includes two bedrooms, two bathrooms, and nearly 1,000 square feet of living area. Interior finishes include carpeting and ceramic tile, while covered patios, a patio slab, mature trees, and a level site add exterior utility. The building has a composition exterior and slab foundation.
The property occupies a corner lot at 501 Dukeway in Universal City, with Randolph Brooks AFB located just minutes away. Long-term tenants are in place, and OCL zoning applies. Available transaction terms include conventional, FHA, VA, 1st Seller Carry, cash, and other financing options.
The property occupies a corner lot at 501 Dukeway in Universal City, with Randolph Brooks AFB located just minutes away. Long-term tenants are in place, and OCL zoning applies. Available transaction terms include conventional, FHA, VA, 1st Seller Carry, cash, and other financing options.
Key Highlights
- Four‑unit quadplex with 3,832 square feet, built in 2005
- Each unit offers 2 bedrooms, 2 bathrooms, and nearly 1,000 square feet
- Long‑term tenants are in place
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
$35,092
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
8.46%
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%
$701,840
$701.8K
Cap Rate 7%
$501,314
$501.3K
Cap Rate 9%
$389,911
$389.9K
Market Conditions
NOI Build-Up for 3,832 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
$69.0K $18.00/SF
− Vacancy
−$5.2K −$1.35/SF
EGI
$63.8K $16.65/SF
− OpEx
−$28.7K −$7.49/SF
NOI
$35.1K $9.16/SF
Area
Bexar County, TX
Vacancy
7.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$701,840
Cap Rate 7%
$501,314
Cap Rate 9%
$389,911
Alternative Uses
Best Use
Multifamily LT 5
$576.6K
$504.5K – $672.7K
NOI $40,361 @ 7.0% cap · market cap 9.73%
Second Best
Apartment 5plus
$501.3K
$438.7K – $584.9K
NOI $35,092 @ 7.0% cap · market cap 8.46%
Theoretical Best
Office A
$1.04M
$907.5K – $1.21M
NOI $72,601 @ 7.0% cap · market cap 17.49%
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
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 78148, TX
21,569
Population
8,597
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
96%
High-School Grad
9.6 sq mi
ZIP Area
2,247
Density / Sq Mi
$75,395
Median Household Income
$40,850
Median Earnings
$1,252
Median Rent
$249,400
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 - Well-kept multifamily property with four two-bedroom residences, covered patios, mature trees, and proximity to Randolph Brooks AFB.
Where is this quadplex located?
The property is located at 501 Dukeway Universal City, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Four‑unit quadplex with 3,832 square feet, built in 2005; Each unit offers 2 bedrooms, 2 bathrooms, and nearly 1,000 square feet; Long‑term tenants are in place
