New Fourplex with Open
For Sale
$859,900
7206 John Palmer Dr., San Antonio, TX 78239
Multi-Family (2-8 Units), San Antonio, TX
Property Size5,000 SF
Lot Size0.16 Acres
Price / SF$171.98
Days on Market97
Property Features for 7206 John Palmer Dr.
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
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
11800
HOA Fee
$100 Monthly
Utilities
Cooling system
Central Air
Building Details
Year built
2027
Listing Agency:
Vortex Realty
(210) 647-6557
Listed By:
Mariana Campos
(210) 867-7700
Added: May 28
Changed: Aug 20
Last Checked: Sep 1 at 1:06AM
MLS# 1970373
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 under-construction quadplex is planned as a four-unit residential income property totaling 5,000 square feet on 0.16 acres. The configuration includes 12 bedrooms, 8 full bathrooms, and 4 half baths, with open living areas, granite countertops in the kitchens and bathrooms, wood-look laminate flooring, walk-in closets, and a primary bedroom walk-in shower. Central air is included, and the recorded year built is 2027.
The property is located at 7206 John Palmer Dr. in San Antonio, near the Forum, Randolph Brooks Federal Credit Union, IKEA, and additional shopping. Its four-unit layout and multiple-bedroom configuration provide a defined multifamily format for residential income use.
The property is located at 7206 John Palmer Dr. in San Antonio, near the Forum, Randolph Brooks Federal Credit Union, IKEA, and additional shopping. Its four-unit layout and multiple-bedroom configuration provide a defined multifamily format for residential income use.
Key Highlights
- Four‑unit quadplex totaling 5,000 square feet
- 12 bedrooms, 8 full bathrooms, and 4 half baths
- Located on 0.16 acres at 7206 John Palmer Dr., San Antonio, TX 78239
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
6.69%
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 6.69%
Second Best
Apartment 5plus
$729.6K
$638.4K – $851.2K
NOI $51,074 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,279 @ 7.0% cap · market cap 10.38%
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
106
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 - Under-construction income property with granite finishes, walk-in closets, and central air.
Where is this quadplex located?
The property is located at 7206 John Palmer Dr. San Antonio, TX.
What is the asking price?
The asking price for this property is $859,900.
What are key features of this property?
This property features: Four‑unit quadplex totaling 5,000 square feet; 12 bedrooms, 8 full bathrooms, and 4 half baths; Located on 0.16 acres at 7206 John Palmer Dr., San Antonio, TX 78239
