Two-Story Townhome-Style
New
For Sale
$745,900
6403-6409 Aspen Hill, San Antonio, TX 78238
Fully leased townhome-style property with private fenced yards, attached garages, and functional two-story layouts.
Property Size4,980 SF
Price / SF$149.78
Days on Market4
Property Features for 6403-6409 Aspen Hill
General Information
Standard status
Active
Size
4,980 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
4 x 3BR/2.5BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Amenities
attached garage
private fenced backyard
washer/dryer connections
Building Details
Year Built
2013
Stories
2
Listing Agency:
Marshall Reddick Real Estate
Listed By:
Stephany Caravantes Sanchez · License #0713300
(210) 339-2932
Source:
Sarahildebrandaguilera
Added: Sep 5
Last Checked: Sep 7 at 10:40AM
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 Marshall Reddick Real Estate
Investment Insights
Based on property information with market context.
Built in 2013, this four-unit property contains townhome-style residences of approximately 1,245 square feet each, totaling 4,980 square feet. Every unit offers three bedrooms, 2.5 bathrooms, a two-story layout, an attached garage, and a private fenced backyard. Interior features include open living and kitchen areas, recessed lighting, decorative coffered ceiling details, granite-style countertops, wood cabinetry, black appliances, stained concrete-style flooring in the main living areas, and carpeted bedrooms. Washer/dryer connections, tiled tub/shower surrounds, and closet storage are also provided.
All four units are currently leased. The property is located near Loop 410 and the Ingram Road and Bandera Road corridors, with access to Ingram Park Mall, H-E-B, Walmart, retail centers, the South Texas Medical Center, USAA, and other Northwest San Antonio employment areas.
All four units are currently leased. The property is located near Loop 410 and the Ingram Road and Bandera Road corridors, with access to Ingram Park Mall, H-E-B, Walmart, retail centers, the South Texas Medical Center, USAA, and other Northwest San Antonio employment areas.
Key Highlights
- Four‑unit quadplex with 4,980 square feet total
- Each unit measures approximately 1,245 square feet with 3 bedrooms and 2.5 bathrooms
- All four units are currently leased
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
$57,320
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
7.68%
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%
$1,146,400
$1.1M
Cap Rate 7%
$818,857
$818.9K
Cap Rate 9%
$636,889
$636.9K
Market Conditions
NOI Build-Up for 4,980 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
$86.7K $17.40/SF
− Vacancy
−$4.8K −$0.96/SF
EGI
$81.9K $16.44/SF
− OpEx
−$24.6K −$4.93/SF
NOI
$57.3K $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%
$1,146,400
Cap Rate 7%
$818,857
Cap Rate 9%
$636,889
Alternative Uses
Best Use
Multifamily LT 5
$818.9K
$716.5K – $955.3K
NOI $57,320 @ 7.0% cap · market cap 7.68%
Second Best
Apartment 5plus
$726.7K
$635.9K – $847.8K
NOI $50,870 @ 7.0% cap · market cap 6.82%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,922 @ 7.0% cap · market cap 11.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
683
Businesses Nearby
Explore this area
Business Placement
Demographics for 78238, TX
26,014
Population
11,726
Households
2.2
Avg Household Size
35
Median Age
21%
College-Educated
87%
High-School Grad
10.2 sq mi
ZIP Area
2,550
Density / Sq Mi
$56,227
Median Household Income
$36,268
Median Earnings
$1,183
Median Rent
$191,300
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 - Fully leased townhome-style property with private fenced yards, attached garages, and functional two-story layouts.
Where is this quadplex located?
The property is located at 6403-6409 Aspen Hill San Antonio, TX.
What is the asking price?
The asking price for this property is $745,900.
What are key features of this property?
This property features: Four‑unit quadplex with 4,980 square feet total; Each unit measures approximately 1,245 square feet with 3 bedrooms and 2.5 bathrooms; All four units are currently leased
