Four-Unit
For Sale
$525,000
546 Dukeway, Universal City, TX 78148
Income-producing residential property with separately metered electric service and utility reimbursement through a RUBS system.
Property Size4,828 SF
Price / SF$108.74
Days on Market33
Property Features for 546 Dukeway
General Information
Standard status
Active
Size
4,828 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1983
Listing Agency:
Real Broker, LLC
(210) 569-9008
Listed By:
Sterling Williams
Source:
Sarahildebrandaguilera
Added: Jul 28
Changed: Aug 28
Last Checked: Aug 25 at 5:25AM
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 Broker, LLC
Investment Insights
Based on property information with market context.
This four-unit residential property in Universal City contains 4,828 square feet and was built in 1983. Each unit has separate electric metering, while water is shared through one meter. A RUBS system is in place for utility reimbursement, providing an established framework for allocating water costs among residents.
The property is located near Randolph AFB, major highways, and retail. The current rents are below market, creating an opportunity to evaluate future rent adjustments. The fourplex can accommodate an owner-occupant arrangement with one unit retained for personal use and the remaining units leased, or operate with all units rented.
The property is located near Randolph AFB, major highways, and retail. The current rents are below market, creating an opportunity to evaluate future rent adjustments. The fourplex can accommodate an owner-occupant arrangement with one unit retained for personal use and the remaining units leased, or operate with all units rented.
Key Highlights
- Four‑unit property with 4,828 square feet
- Built in 1983
- Separate electric meters for each unit
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
$44,212
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
8.42%
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%
$884,240
$884.2K
Cap Rate 7%
$631,600
$631.6K
Cap Rate 9%
$491,244
$491.2K
Market Conditions
NOI Build-Up for 4,828 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
$86.9K $18.00/SF
− Vacancy
−$6.5K −$1.35/SF
EGI
$80.4K $16.65/SF
− OpEx
−$36.2K −$7.49/SF
NOI
$44.2K $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%
$884,240
Cap Rate 7%
$631,600
Cap Rate 9%
$491,244
Alternative Uses
Best Use
Multifamily LT 5
$726.4K
$635.6K – $847.5K
NOI $50,851 @ 7.0% cap · market cap 9.69%
Second Best
Apartment 5plus
$631.6K
$552.7K – $736.9K
NOI $44,212 @ 7.0% cap · market cap 8.42%
Theoretical Best
Office A
$1.31M
$1.14M – $1.52M
NOI $91,471 @ 7.0% cap · market cap 17.42%
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
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
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 - Income-producing residential property with separately metered electric service and utility reimbursement through a RUBS system.
Where is this quadplex located?
The property is located at 546 Dukeway Universal City, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Four‑unit property with 4,828 square feet; Built in 1983; Separate electric meters for each unit
