Gated
For Sale
$679,000
7014 Donovan Way, San Antonio, TX 78244
Built in 2018 with granite kitchen countertops and black appliances.
Property Size4,876 SF
Price / SF$139.25
Days on Market9
Property Features for 7014 Donovan Way
General Information
Standard status
Active
Size
4,876 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Amenities
gated community
front yard lawn care included
privacy fenced backyard
Building Details
Year Built
2018
Listing Agency:
Clark Realty & Associates,LLC
(210) 655-5355
Listed By:
Kevin Clark
Source:
Sarahildebrandaguilera
Added: Aug 24
Changed: Aug 29
Last Checked: Aug 30 at 8:44PM
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.
This fourplex was completed in 2018 and is located within a gated community. Interior features include tray ceilings with crown molding in the living room, granite kitchen countertops, and black appliances. Ceramic tile covers the first floor, while carpet is installed upstairs. The property also includes a privacy-fenced backyard and front-yard lawn care service.
The property is situated in San Antonio’s Northeast area, with Fort Sam Houston and Randolph AFB both described as minutes away. The combination of a multi-unit configuration, gated setting, and established interior finishes provides a clear physical profile for residential income use.
The property is situated in San Antonio’s Northeast area, with Fort Sam Houston and Randolph AFB both described as minutes away. The combination of a multi-unit configuration, gated setting, and established interior finishes provides a clear physical profile for residential income use.
Key Highlights
- Fourplex in a gated community
- 4,876 SF property completed in 2018
- Granite countertops and black kitchen appliances
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
$56,123
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
8.27%
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%
$1,122,460
$1.1M
Cap Rate 7%
$801,757
$801.8K
Cap Rate 9%
$623,589
$623.6K
Market Conditions
NOI Build-Up for 4,876 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
$84.8K $17.40/SF
− Vacancy
−$4.7K −$0.96/SF
EGI
$80.2K $16.44/SF
− OpEx
−$24.1K −$4.93/SF
NOI
$56.1K $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%
$1,122,460
Cap Rate 7%
$801,757
Cap Rate 9%
$623,589
Alternative Uses
Best Use
Multifamily LT 5
$801.8K
$701.5K – $935.4K
NOI $56,123 @ 7.0% cap · market cap 8.27%
Second Best
Apartment 5plus
$711.5K
$622.6K – $830.1K
NOI $49,807 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $87,065 @ 7.0% cap · market cap 12.82%
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
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 78244, TX
35,801
Population
12,978
Households
2.8
Avg Household Size
33
Median Age
24%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
4,773
Density / Sq Mi
$67,789
Median Household Income
$36,788
Median Earnings
$1,552
Median Rent
$195,400
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 - Built in 2018 with granite kitchen countertops and black appliances.
Where is this quadplex located?
The property is located at 7014 Donovan Way San Antonio, TX.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: Fourplex in a gated community; 4,876 SF property completed in 2018; Granite countertops and black kitchen appliances
