Four-Unit
For Sale
$560,000
506 Dukeway, Universal City, TX 78148
Multifamily property with consistent two-bedroom, two-bath layouts across all residences.
Property Size3,832 SF
Price / SF$146.14
Days on Market11
Property Features for 506 Dukeway
General Information
Standard status
Active
Size
3,832 SF
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$11,319
Listing Agency:
Real Estate Amigo
Listed By:
Mauricio Ruiz
(210) 367-1259
Source:
Exprealty
Added: Aug 28
Changed: Sep 5
Last Checked: Sep 7 at 1:54PM
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 Real Estate Amigo
Investment Insights
Based on property information with market context.
This four-unit quadplex contains 3,832 square feet and offers a consistent residential configuration throughout. Each unit includes two bedrooms and two full bathrooms, with functional floor plans and bright interiors described across the property.
The property is located at 506 Dukeway in Universal City, Texas, minutes from Randolph Air Force Base. It also backs to a greenbelt, adding open space behind the building. The four-unit layout provides a straightforward multifamily configuration with the same bedroom and bathroom arrangement in each residence.
The property is located at 506 Dukeway in Universal City, Texas, minutes from Randolph Air Force Base. It also backs to a greenbelt, adding open space behind the building. The four-unit layout provides a straightforward multifamily configuration with the same bedroom and bathroom arrangement in each residence.
Key Highlights
- Four‑unit quadplex with 3,832 square feet
- Each unit includes 2 bedrooms and 2 full bathrooms
- Functional floor plans across all four residences
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
$40,361
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
7.21%
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%
$807,220
$807.2K
Cap Rate 7%
$576,586
$576.6K
Cap Rate 9%
$448,456
$448.5K
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
$62.1K $16.20/SF
− Vacancy
−$4.4K −$1.15/SF
EGI
$57.7K $15.05/SF
− OpEx
−$17.3K −$4.51/SF
NOI
$40.4K $10.53/SF
Area
Bexar County, TX
Vacancy
7.12%
Lease Rate
$16.20 /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%
$807,220
Cap Rate 7%
$576,586
Cap Rate 9%
$448,456
Alternative Uses
Best Use
Multifamily LT 5
$576.6K
$504.5K – $672.7K
NOI $40,361 @ 7.0% cap · market cap 7.21%
Second Best
Apartment 5plus
$501.3K
$438.7K – $584.9K
NOI $35,092 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$1.04M
$907.5K – $1.21M
NOI $72,601 @ 7.0% cap · market cap 12.96%
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 - Multifamily property with consistent two-bedroom, two-bath layouts across all residences.
Where is this quadplex located?
The property is located at 506 Dukeway Universal City, TX.
What is the asking price?
The asking price for this property is $560,000.
What are key features of this property?
This property features: Four‑unit quadplex with 3,832 square feet; Each unit includes 2 bedrooms and 2 full bathrooms; Functional floor plans across all four residences
