Quadplex With Separate
For Sale
$375,000
610 Pleasanton Road, San Antonio, TX 78214
Four-unit multifamily property with shared laundry, individual apartment access, and multifamily zoning near neighborhood services.
Property Size2,724 SF
Price / SF$137.67
Days on Market197
Property Features for 610 Pleasanton Road
General Information
Standard status
Active
Size
2,724 SF
Property subtype
Multi-Family / One Story
Zoning
MULTI-FAMILY
Property Condition
Severity
Repairs Needed
Evidence
in need of TLC
Site & Location
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$7,700
Amenities
shared laundry building
Carpeting, Vinyl
Metal
Pre-Owned
Conventional, Cash
Patio Slab, Decorative Bars, Mature Trees, Mature Trees (ext feat), Level
Building Details
Year Built
1946
Listing Agency:
Home Team of America
(210) 421-8023
Listed By:
Rita Martinez
(210) 421-8023
Source:
Compass
Added: Feb 16
Changed: Aug 29
Last Checked: Aug 29 at 2:30PM
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 Home Team of America
Investment Insights
Based on property information with market context.
Located at 610 Pleasanton Road in San Antonio, this 2,724-square-foot quadplex was built in 1946 and is zoned MULTI-FAMILY. The property includes separate apartment entrances, separate CPS meters for the primary units, a shared SAWS water meter, and a fourth unit with exterior access. The fourth unit shares a meter with the main dwelling and uses a shared bathroom. The dwelling is habitable but requires TLC, with carpeting and vinyl finishes, level grounds, mature trees, decorative bars, and a patio slab.
A shared laundry building and TUFF Shed are also located on the property. Nearby services include Gonzaba Medical Center, urgent care, Gonzaba maintenance and laboratory facilities, the Department of Human Services, Dollar General, a convenience store and Valero gas station, T-Mobile Metro, and a laundromat. Bus routes are within walking distance of the apartment entrances.
A shared laundry building and TUFF Shed are also located on the property. Nearby services include Gonzaba Medical Center, urgent care, Gonzaba maintenance and laboratory facilities, the Department of Human Services, Dollar General, a convenience store and Valero gas station, T-Mobile Metro, and a laundromat. Bus routes are within walking distance of the apartment entrances.
Key Highlights
- 2,724‑square‑foot quadplex on Pleasanton Road in San Antonio
- MULTI‑FAMILY zoning with four residential units
- Separate apartment entries and separate CPS meters for the primary units
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
$31,354
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
8.36%
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%
$627,080
$627.1K
Cap Rate 7%
$447,914
$447.9K
Cap Rate 9%
$348,378
$348.4K
Market Conditions
NOI Build-Up for 2,724 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
$47.4K $17.40/SF
− Vacancy
−$2.6K −$0.96/SF
EGI
$44.8K $16.44/SF
− OpEx
−$13.4K −$4.93/SF
NOI
$31.4K $11.51/SF
Area
San Antonio, TX
Vacancy
5.50%
Lease Rate
$17.40 /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%
$627,080
Cap Rate 7%
$447,914
Cap Rate 9%
$348,378
Alternative Uses
Best Use
Multifamily LT 5
$447.9K
$391.9K – $522.6K
NOI $31,354 @ 7.0% cap · market cap 8.36%
Second Best
Apartment 5plus
$397.5K
$347.8K – $463.8K
NOI $27,825 @ 7.0% cap · market cap 7.42%
Theoretical Best
Office A
$694.8K
$608.0K – $810.7K
NOI $48,639 @ 7.0% cap · market cap 12.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
598
Businesses Nearby
Explore this area
Business Placement
Demographics for 78214, TX
22,664
Population
8,447
Households
2.7
Avg Household Size
37
Median Age
9%
College-Educated
69%
High-School Grad
8.3 sq mi
ZIP Area
2,731
Density / Sq Mi
$41,334
Median Household Income
$31,397
Median Earnings
$934
Median Rent
$121,600
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 - Four-unit multifamily property with shared laundry, individual apartment access, and multifamily zoning near neighborhood services.
Where is this quadplex located?
The property is located at 610 Pleasanton Road San Antonio, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 2,724‑square‑foot quadplex on Pleasanton Road in San Antonio; MULTI‑FAMILY zoning with four residential units; Separate apartment entries and separate CPS meters for the primary units
