Contemporary Three-Unit
New
For Sale
$525,000
6403 Marcum Dr, San Antonio, TX 78227
Built in 2021 with separate electric meters, no HOA, and central electric heating and air conditioning.
Property Size3,023 SF
Price / SF$173.67
Days on Market4
Property Features for 6403 Marcum Dr
General Information
Standard status
Active
Size
3,023 SF
Property subtype
Multi-Family
Zoning
MF-33
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
3 x 3BR/2.5BA
Multifamily Units
3
Building Details
Year Built
2021
Buildings
2
Construction
stucco
Listing Agency:
Keller Williams City-View
Listed By:
Charles Gafford
(210) 696-9996
Source:
Theswinneygroup
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 19 at 11:50AM
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 Keller Williams City-View
Investment Insights
Based on property information with market context.
This three-unit residential property comprises a duplex and a separate detached unit arranged across two structures. Each residence offers 3 bedrooms, 2 full baths, 1 half bath, and approximately 1,008 square feet of two-story living area. Interior finishes include luxury vinyl plank and carpet, along with washer and dryer connections and central electric heating and air conditioning. The improvements feature stucco exteriors, slab foundations, composition roofs, and individually metered electricity. The property was built in 2021 and contains approximately 3,023 square feet overall.
Located at 6403 Marcum Dr in San Antonio's Meadowcliff area, the property is near Lackland AFB and Hwy 90. It is zoned MF-33 and falls within Northside ISD. No HOA is reported.
Located at 6403 Marcum Dr in San Antonio's Meadowcliff area, the property is near Lackland AFB and Hwy 90. It is zoned MF-33 and falls within Northside ISD. No HOA is reported.
Key Highlights
- Three residential units across a duplex and a separate detached structure
- Each unit includes 3 bedrooms, 2 full baths, 1 half bath, and approximately 1,008 square feet
- Approximately 3,023 square feet across the property
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
$34,795
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
6.63%
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%
$695,900
$695.9K
Cap Rate 7%
$497,071
$497.1K
Cap Rate 9%
$386,611
$386.6K
Market Conditions
NOI Build-Up for 3,023 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
$52.6K $17.40/SF
− Vacancy
−$2.9K −$0.96/SF
EGI
$49.7K $16.44/SF
− OpEx
−$14.9K −$4.93/SF
NOI
$34.8K $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%
$695,900
Cap Rate 7%
$497,071
Cap Rate 9%
$386,611
Alternative Uses
Best Use
Multifamily LT 5
$497.1K
$434.9K – $579.9K
NOI $34,795 @ 7.0% cap · market cap 6.63%
Second Best
Apartment 5plus
$441.1K
$386.0K – $514.7K
NOI $30,879 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$771.1K
$674.7K – $899.6K
NOI $53,978 @ 7.0% cap · market cap 10.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
214
Businesses Nearby
Explore this area
Business Placement
Demographics for 78227, TX
46,594
Population
16,008
Households
2.9
Avg Household Size
33
Median Age
10%
College-Educated
77%
High-School Grad
19.1 sq mi
ZIP Area
2,439
Density / Sq Mi
$48,049
Median Household Income
$28,857
Median Earnings
$1,112
Median Rent
$151,300
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?
Triplex - Built in 2021 with separate electric meters, no HOA, and central electric heating and air conditioning.
Where is this triplex located?
The property is located at 6403 Marcum Dr San Antonio, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Three residential units across a duplex and a separate detached structure; Each unit includes 3 bedrooms, 2 full baths, 1 half bath, and approximately 1,008 square feet; Approximately 3,023 square feet across the property
