Fourplex with Private
New
For Sale
$725,000
6414 Luglio Ln, San Antonio, TX 78233
Gated-community fourplex with professional management and individually fenced outdoor areas.
Property Size5,448 SF
Price / SF$133.08
Days on Market4
Property Features for 6414 Luglio Ln
General Information
Standard status
Active
Size
5,448 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
4 x 3BR/2.5BA
Multifamily Units
4
Parking per Unit
1
Amenities
gated community
Building Details
Year Built
2021
Buildings
1
Listing Agency:
Clark Realty & Associates,LLC
Listed By:
Kevin Clark
(210) 655-5355
Source:
Thebranchinc
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 4 at 8:26AM
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 Clark Realty & Associates,LLC
Investment Insights
Based on property information with market context.
Built in 2021, this 5,448-square-foot fourplex contains four residential units, each offering 3 bedrooms, 2.5 bathrooms, and a 1-car garage. Interior details include tray ceilings with crown molding in the living rooms, granite kitchen countertops, and all-black appliances. Each unit also has its own fenced backyard.
The property is situated within a gated community where professional property management is in place and required by the HOA. Its four-unit configuration and consistent layout provide a clearly defined multifamily asset with shared community access and separate private outdoor areas for residents.
The property is situated within a gated community where professional property management is in place and required by the HOA. Its four-unit configuration and consistent layout provide a clearly defined multifamily asset with shared community access and separate private outdoor areas for residents.
Key Highlights
- 5,448‑square‑foot fourplex built in 2021
- Four units, each with 3 bedrooms and 2.5 bathrooms
- Each unit includes a 1‑car garage
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
$62,707
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
8.65%
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%
$1,254,140
$1.3M
Cap Rate 7%
$895,814
$895.8K
Cap Rate 9%
$696,744
$696.7K
Market Conditions
NOI Build-Up for 5,448 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
$94.8K $17.40/SF
− Vacancy
−$5.2K −$0.96/SF
EGI
$89.6K $16.44/SF
− OpEx
−$26.9K −$4.93/SF
NOI
$62.7K $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%
$1,254,140
Cap Rate 7%
$895,814
Cap Rate 9%
$696,744
Alternative Uses
Best Use
Multifamily LT 5
$895.8K
$783.8K – $1.05M
NOI $62,707 @ 7.0% cap · market cap 8.65%
Second Best
Apartment 5plus
$795.0K
$695.6K – $927.5K
NOI $55,650 @ 7.0% cap · market cap 7.68%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,278 @ 7.0% cap · market cap 13.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
550
Businesses Nearby
Explore this area
Business Placement
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Gated-community fourplex with professional management and individually fenced outdoor areas.
Where is this quadplex located?
The property is located at 6414 Luglio Ln San Antonio, TX.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 5,448‑square‑foot fourplex built in 2021; Four units, each with 3 bedrooms and 2.5 bathrooms; Each unit includes a 1‑car garage
