Updated Duplex Near Medical
For Sale
$419,995
6406 Brook Cove, San Antonio, TX 78240
The two-unit property includes updated flooring, siding, fencing, garage doors, and select systems.
Property Size2,163 SF
Price / SF$194.17
Days on Market38
Property Features for 6406 Brook Cove
General Information
Standard status
Active
Size
2,163 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1984
Buildings
1
Listing Agency:
Real Broker, LLC
Listed By:
Sterling Williams
(210) 569-9008
Source:
Shebaramos
Added: Jul 27
Changed: Aug 28
Last Checked: Sep 1 at 10:35PM
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.
This 2,163-square-foot duplex, built in 1984, contains two spacious units with recent interior and exterior improvements. Vinyl flooring was added downstairs in both units, while carpet was replaced upstairs and on the stairways. Additional work includes refreshed siding and trim with exterior paint, new garage doors, updated fencing and gates, newer water heaters, and plumbing and HVAC improvements. One unit also has a new dishwasher and microwave.
The property is located at 6406 Brook Cove in San Antonio, near the Medical Center and within reach of major employers, shopping, dining, and highways. Large yards and mature surroundings contribute to the existing residential setting. The central location and two-unit layout support both investment and owner-occupant use.
The property is located at 6406 Brook Cove in San Antonio, near the Medical Center and within reach of major employers, shopping, dining, and highways. Large yards and mature surroundings contribute to the existing residential setting. The central location and two-unit layout support both investment and owner-occupant use.
Key Highlights
- 2,163‑square‑foot duplex built in 1984
- Two spacious units with updated flooring and select kitchen improvements
- Updated siding, trim, exterior paint, fencing, gates, and garage doors
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
$24,896
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
5.93%
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%
$497,920
$497.9K
Cap Rate 7%
$355,657
$355.7K
Cap Rate 9%
$276,622
$276.6K
Market Conditions
NOI Build-Up for 2,163 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
$37.6K $17.40/SF
− Vacancy
−$2.1K −$0.96/SF
EGI
$35.6K $16.44/SF
− OpEx
−$10.7K −$4.93/SF
NOI
$24.9K $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%
$497,920
Cap Rate 7%
$355,657
Cap Rate 9%
$276,622
Alternative Uses
Best Use
Multifamily LT 5
$355.7K
$311.2K – $414.9K
NOI $24,896 @ 7.0% cap · market cap 5.93%
Second Best
Apartment 5plus
$315.6K
$276.2K – $368.3K
NOI $22,095 @ 7.0% cap · market cap 5.26%
Theoretical Best
Office A
$551.7K
$482.8K – $643.7K
NOI $38,622 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
319
Businesses Nearby
Explore this area
Business Placement
Demographics for 78240, TX
56,112
Population
27,713
Households
2
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
11.2 sq mi
ZIP Area
5,010
Density / Sq Mi
$62,203
Median Household Income
$41,812
Median Earnings
$1,283
Median Rent
$245,100
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?
Duplex - The two-unit property includes updated flooring, siding, fencing, garage doors, and select systems.
Where is this duplex located?
The property is located at 6406 Brook Cove San Antonio, TX.
What is the asking price?
The asking price for this property is $419,995.
What are key features of this property?
This property features: 2,163‑square‑foot duplex built in 1984; Two spacious units with updated flooring and select kitchen improvements; Updated siding, trim, exterior paint, fencing, gates, and garage doors
