Newly Built Four-Unit
New
For Sale
$750,000
627 S Olive St, San Antonio, TX 78203
Modern finishes, individual off-street parking, and a convenient Denver Heights setting support flexible residential use.
Property Size4,354 SF
Price / SF$172.26
Days on Market3
Property Features for 627 S Olive St
General Information
Standard status
Active
Size
4,354 SF
Property subtype
Multi-Family
Units
Multifamily Units
4
Parking per Unit
1
Additional Details
Highway Access
Yes
Building Details
Year Built
2022
Listing Agency:
Phyllis Browning Company
Listed By:
Polo Gutierrez
(210) 464-4521
Source:
Sarahildebrandaguilera
Added: Sep 13
Last Checked: Sep 15 at 7:05PM
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 Phyllis Browning Company
Investment Insights
Based on property information with market context.
Built in 2022, this 4,354-square-foot quadplex contains four residential units with contemporary finishes and modern interior design. The property is configured for a low-maintenance ownership approach, and each unit has designated off-street parking. The units are described as ready for occupancy or leasing from the outset.
Located at 627 S Olive St in San Antonio’s Denver Heights neighborhood, the property is less than a mile from the Alamodome and offers proximity to Downtown San Antonio, major highways, dining, and entertainment venues. Its four-unit configuration provides a compact multifamily format with residential access to established city destinations.
Located at 627 S Olive St in San Antonio’s Denver Heights neighborhood, the property is less than a mile from the Alamodome and offers proximity to Downtown San Antonio, major highways, dining, and entertainment venues. Its four-unit configuration provides a compact multifamily format with residential access to established city destinations.
Key Highlights
- Four‑unit quadplex built in 2022
- 4,354 square feet of multifamily improvements
- Contemporary finishes and modern interior design
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
$50,115
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
6.68%
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%
$1,002,300
$1.0M
Cap Rate 7%
$715,929
$715.9K
Cap Rate 9%
$556,833
$556.8K
Market Conditions
NOI Build-Up for 4,354 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
$75.8K $17.40/SF
− Vacancy
−$4.2K −$0.96/SF
EGI
$71.6K $16.44/SF
− OpEx
−$21.5K −$4.93/SF
NOI
$50.1K $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%
$1,002,300
Cap Rate 7%
$715,929
Cap Rate 9%
$556,833
Alternative Uses
Best Use
Multifamily LT 5
$715.9K
$626.4K – $835.3K
NOI $50,115 @ 7.0% cap · market cap 6.68%
Second Best
Apartment 5plus
$635.4K
$555.9K – $741.3K
NOI $44,475 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$1.11M
$971.8K – $1.30M
NOI $77,744 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Explore this area
Business Placement
Demographics for 78203, TX
5,872
Population
2,380
Households
2.5
Avg Household Size
35
Median Age
14%
College-Educated
75%
High-School Grad
1.4 sq mi
ZIP Area
4,194
Density / Sq Mi
$34,815
Median Household Income
$28,146
Median Earnings
$989
Median Rent
$139,900
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 - Modern finishes, individual off-street parking, and a convenient Denver Heights setting support flexible residential use.
Where is this quadplex located?
The property is located at 627 S Olive St San Antonio, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Four‑unit quadplex built in 2022; 4,354 square feet of multifamily improvements; Contemporary finishes and modern interior design
