New Fourplex
For Sale
$859,900
7214 John Palmer Dr., San Antonio, TX 78239
Planned multifamily property features private outdoor amenities, granite finishes, walk-in closets, and an open floor plan.
Property Size5,000 SF
Price / SF$171.98
Days on Market14
Property Features for 7214 John Palmer Dr.
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
2027
Buildings
1
Listing Agency:
Vortex Realty
(210) 306-0674
Listed By:
Mariana Campos
Source:
Thebranchinc
Added: Aug 19
Changed: Aug 31
Last Checked: Aug 31 at 6:31PM
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 Vortex Realty
Investment Insights
Based on property information with market context.
This planned fourplex is projected for completion in January 2027 and is designed with 12 bedrooms, 8 full bathrooms, and 4 half bathrooms. Interior plans call for open living areas, abundant lighting, granite countertops in the kitchens and bathrooms, walk-in closets, and a primary bedroom with a walk-in shower. Laminated wood flooring is planned throughout the property.
Outdoor improvements include a landscaped green area with picnic tables, a gazebo, and barbecue grills. The property is located on John Palmer Dr. in San Antonio, near shopping, The Forum, Randolph Brooks Federal Credit Union, and IKEA.
Outdoor improvements include a landscaped green area with picnic tables, a gazebo, and barbecue grills. The property is located on John Palmer Dr. in San Antonio, near shopping, The Forum, Randolph Brooks Federal Credit Union, and IKEA.
Key Highlights
- Fourplex planned for estimated delivery in January 2027
- 12 bedrooms, 8 full bathrooms, and 4 half bathrooms
- Open floor plan with granite kitchen and bathroom countertops
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
245
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 - Planned multifamily property features private outdoor amenities, granite finishes, walk-in closets, and an open floor plan.
Where is this quadplex located?
The property is located at 7214 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: Fourplex planned for estimated delivery in January 2027; 12 bedrooms, 8 full bathrooms, and 4 half bathrooms; Open floor plan with granite kitchen and bathroom countertops
