Four-Unit Quadplex
For Sale
$625,000
550-556 Crest Circle Drive, San Marcos, TX 78666
Residential, San Marcos, TX
Property Size3,712 SF
Lot Size1.73 Acres
Price / SF$168.37
Days on Market22
Property Features for 550-556 Crest Circle Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Subdivision
Southridge Estates Ph #3
Lot features
One To Three Acres, Outside City Limits
Elementary school district
Navarro ISD
Middle school district
Navarro ISD
High school district
Navarro ISD
Directions
Take I-35 S and Center Point Rd to Pauls Dr, turn left on Crest Drive Circle.
Standard status
Active
APN
116091
Size
3,712 SF
Lot size
1.73 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
SOUTHRIDGE ESTATES PH #3 LOT 2 1.73 AC
Tax Annual Amount
10270
Legal Description
SOUTHRIDGE ESTATES PH #3 LOT 2 1.73 AC
Utilities
Sewer type
Aerobic Septic
Building Details
Year built
2012
Floors in Building
1
Flooring type
Combination
Building materials
HardiplankType, Masonry
Roof type
Composition, Shingle
Architectural style
Other
Listing Agency:
Andrew Phillips, Broker
(830) 237-5356
Listed By:
Andrew Phillips · License #0672721
(512) 353-1776
Added: Aug 28
Changed: Sep 17
Last Checked: Sep 18 at 7:06AM
MLS# 623894
Copyright © 2026 Central Texas Multiple Listing Service. 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 quadplex includes four residential units across two buildings, with each unit configured as two bedrooms and two bathrooms. The improvements contain 3,712 square feet and were built in 2012. Hardiplank and masonry construction, combination flooring, and composition shingle roofing define the buildings’ primary physical features.
The property occupies 1.73 acres at 550-556 Crest Circle Drive in San Marcos, Texas, within Guadalupe County. Sewer service is provided by an aerobic septic system. The configuration provides a consistent unit layout across the property, supporting a straightforward residential income setup.
The property occupies 1.73 acres at 550-556 Crest Circle Drive in San Marcos, Texas, within Guadalupe County. Sewer service is provided by an aerobic septic system. The configuration provides a consistent unit layout across the property, supporting a straightforward residential income setup.
Key Highlights
- Four units distributed across two buildings
- All units offer a 2BR/2BA configuration
- 3,712 square feet on 1.73 acres
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
$56,902
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
9.10%
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%
$1,138,040
$1.1M
Cap Rate 7%
$812,886
$812.9K
Cap Rate 9%
$632,244
$632.2K
Market Conditions
NOI Build-Up for 3,712 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
$109.1K $29.40/SF
− Vacancy
−$5.7K −$1.53/SF
EGI
$103.5K $27.87/SF
− OpEx
−$46.6K −$12.54/SF
NOI
$56.9K $15.33/SF
Area
Hays County, TX
Vacancy
5.20%
Lease Rate
$29.40 /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%
$1,138,040
Cap Rate 7%
$812,886
Cap Rate 9%
$632,244
Alternative Uses
Best Use
Multifamily LT 5
$889.2K
$778.1K – $1.04M
NOI $62,245 @ 7.0% cap · market cap 9.96%
Second Best
Apartment 5plus
$812.9K
$711.3K – $948.4K
NOI $56,902 @ 7.0% cap · market cap 9.10%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,620 @ 7.0% cap · market cap 17.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Two buildings feature matching two-bedroom, two-bath residential layouts.
Where is this quadplex located?
The property is located at 550-556 Crest Circle Drive San Marcos, 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 units distributed across two buildings; All units offer a 2BR/2BA configuration; 3,712 square feet on 1.73 acres
