Brick Quadplex with Spacious
For Sale
$590,000
525 DUKEWAY, Universal City, TX 78148
Multi-Family (2-8 Units), Universal City, TX
Property Size3,832 SF
Lot Size0.25 Acres
Price / SF$153.97
Days on Market80
Property Features for 525 DUKEWAY
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Coronado Village
Middle school
Kitty Hawk
High school
Judson
Elementary school district
Judson
Middle school district
Judson
High school district
Judson
Subdivision
1600
Standard status
Active
Size
3,832 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
8078
Utilities
Cooling system
Heat Pump
Building Details
Year built
2005
Listing Agency:
Believe Realty
Listed By:
Nelson Torres
(210) 473-1945
Added: Jun 30
Changed: Aug 19
Last Checked: Sep 17 at 2:06AM
MLS# 1729914
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.
This four-unit residential income property contains 3,832 square feet, with approximately 960 square feet in each apartment. Constructed in 2005, the all-brick building includes high ceilings, ceiling fans, generous living spaces, and kitchens fitted with substantial cabinetry, refrigerators, and other appliances. Heat pump cooling is provided, and the units have no-pet and no-smoking policies.
The property occupies a 0.25-acre lot at 525 Dukeway in Universal City, Texas. Its unit configuration, durable exterior, and established improvements provide a straightforward multifamily format for continued residential use.
The property occupies a 0.25-acre lot at 525 Dukeway in Universal City, Texas. Its unit configuration, durable exterior, and established improvements provide a straightforward multifamily format for continued residential use.
Key Highlights
- Quadplex with 3,832 square feet of building area
- Each apartment measures approximately 960 square feet
- Built in 2005 on a 0.25‑acre lot
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
6.84%
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 6.84%
Second Best
Apartment 5plus
$501.3K
$438.7K – $584.9K
NOI $35,092 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$1.04M
$907.5K – $1.21M
NOI $72,601 @ 7.0% cap · market cap 12.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
349
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Quadplex - Four apartments offer high ceilings, ceiling fans, roomy living areas, and kitchens with cabinetry and appliances.
Where is this quadplex located?
The property is located at 525 DUKEWAY Universal City, TX.
What is the asking price?
The asking price for this property is $590,000.
What are key features of this property?
This property features: Quadplex with 3,832 square feet of building area; Each apartment measures approximately 960 square feet; Built in 2005 on a 0.25‑acre lot
