Quadplex with Granite
For Sale
$825,000
7103 Georgeann Dr., San Antonio, TX 78239
Multi-Family (2-8 Units), San Antonio, TX
Property Size5,000 SF
Lot Size0.16 Acres
Price / SF$165
Days on Market49
Property Features for 7103 Georgeann Dr.
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Montgomery
High school
Roosevelt
Subdivision
1600
Standard status
Active
Size
5,000 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
15793
HOA Fee
$100 Monthly
Utilities
Cooling system
Central Air
Amenities
open floor plan
granite countertops
walk-in closets
walk-in shower
wood laminated floors
Building Details
Year built
2023
Listing Agency:
Vortex Realty
(210) 647-6557
Listed By:
Mariana Campos
(210) 867-7700
Added: Jul 10
Changed: Aug 20
Last Checked: Aug 27 at 1:06AM
MLS# 1964880
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2023 quadplex contains 5,000 square feet on a 0.16-acre lot. The configuration includes 12 bedrooms, 8 full bathrooms, and 4 half bathrooms, with an open interior arrangement. Kitchens and bathrooms feature granite countertops, while the primary bedrooms include walk-in closets and walk-in showers. Central air serves the property, and wood-look laminate flooring extends throughout the interiors.
The property is located at 7103 Georgeann Dr. in San Antonio, within ZIP code 78239. Nearby destinations identified for the property include The Forum, Randolph Brooks Federal Credit Union, and IKEA, along with shopping in the surrounding area.
The combination of four-unit construction, recent 2023 completion, defined bedroom and bathroom counts, and contemporary interior finishes provides a clear physical profile for multifamily ownership.
The property is located at 7103 Georgeann Dr. in San Antonio, within ZIP code 78239. Nearby destinations identified for the property include The Forum, Randolph Brooks Federal Credit Union, and IKEA, along with shopping in the surrounding area.
The combination of four-unit construction, recent 2023 completion, defined bedroom and bathroom counts, and contemporary interior finishes provides a clear physical profile for multifamily ownership.
Key Highlights
- 2023‑built quadplex with 5,000 square feet of property size
- 0.16‑acre lot at 7103 Georgeann Dr., San Antonio, TX 78239
- 12 bedrooms, 8 full bathrooms, and 4 half bathrooms
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
$57,550
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
6.98%
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%
$1,151,000
$1.2M
Cap Rate 7%
$822,143
$822.1K
Cap Rate 9%
$639,444
$639.4K
Market Conditions
NOI Build-Up for 5,000 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
$87.0K $17.40/SF
− Vacancy
−$4.8K −$0.96/SF
EGI
$82.2K $16.44/SF
− OpEx
−$24.7K −$4.93/SF
NOI
$57.6K $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%
$1,151,000
Cap Rate 7%
$822,143
Cap Rate 9%
$639,444
Alternative Uses
Best Use
Multifamily LT 5
$822.1K
$719.4K – $959.2K
NOI $57,550 @ 7.0% cap · market cap 6.98%
Second Best
Apartment 5plus
$729.6K
$638.4K – $851.2K
NOI $51,074 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,279 @ 7.0% cap · market cap 10.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 78239, TX
31,554
Population
10,639
Households
3
Avg Household Size
38
Median Age
27%
College-Educated
90%
High-School Grad
6.4 sq mi
ZIP Area
4,930
Density / Sq Mi
$71,455
Median Household Income
$36,235
Median Earnings
$1,401
Median Rent
$215,600
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 - Four-unit property with central air, open interiors, and bedroom suites featuring walk-in closets and showers.
Where is this quadplex located?
The property is located at 7103 Georgeann Dr. San Antonio, TX.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 2023‑built quadplex with 5,000 square feet of property size; 0.16‑acre lot at 7103 Georgeann Dr., San Antonio, TX 78239; 12 bedrooms, 8 full bathrooms, and 4 half bathrooms
