Four-Unit Property with
For Sale
$545,000
550 Dukeway, Universal City, TX 78148
Four-unit residential property with separately metered electricity and a utility reimbursement system.
Property Size4,672 SF
Price / SF$116.65
Days on Market12
Property Features for 550 Dukeway
General Information
Standard status
Active
Size
4,672 SF
Property subtype
Multi-Family
Building Details
Year Built
1983
Listing Agency:
Real Broker, LLC
(210) 569-9008
Listed By:
Sterling Williams
Source:
Drialtor
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 26 at 5:34AM
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.
Built in 1983, this four-unit residential property contains 4,672 square feet and is configured for separate occupancy. Each unit has its own electric meter, while water is shared across the property. A RUBS arrangement is in place to support utility cost reimbursement.
The property is located at 550 Dukeway in Universal City, near Randolph AFB, major highways, and retail destinations. Current rents are below market, providing an opportunity to review rental rates and operating performance. The layout supports either owner occupancy in one unit with the remaining units leased or leasing all four units.
The property is located at 550 Dukeway in Universal City, near Randolph AFB, major highways, and retail destinations. Current rents are below market, providing an opportunity to review rental rates and operating performance. The layout supports either owner occupancy in one unit with the remaining units leased or leasing all four units.
Key Highlights
- Four‑unit property with 4,672 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
$49,208
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
9.03%
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%
$984,160
$984.2K
Cap Rate 7%
$702,971
$703.0K
Cap Rate 9%
$546,756
$546.8K
Market Conditions
NOI Build-Up for 4,672 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
$75.7K $16.20/SF
− Vacancy
−$5.4K −$1.15/SF
EGI
$70.3K $15.05/SF
− OpEx
−$21.1K −$4.51/SF
NOI
$49.2K $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%
$984,160
Cap Rate 7%
$702,971
Cap Rate 9%
$546,756
Alternative Uses
Best Use
Multifamily LT 5
$703.0K
$615.1K – $820.1K
NOI $49,208 @ 7.0% cap · market cap 9.03%
Second Best
Apartment 5plus
$611.2K
$534.8K – $713.1K
NOI $42,784 @ 7.0% cap · market cap 7.85%
Theoretical Best
Office A
$1.26M
$1.11M – $1.48M
NOI $88,515 @ 7.0% cap · market cap 16.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential property with separately metered electricity and a utility reimbursement system.
Where is this quadplex located?
The property is located at 550 Dukeway Universal City, TX.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Four‑unit property with 4,672 square feet; Built in 1983; Separate electric meters for each unit
