Quadplex with Private
For Sale
$750,000
7311 Colina Way, Converse, TX 78109
Four occupied units feature three-bedroom layouts, attached garages, driveways, and equipped kitchens.
Property Size4,860 SF
Price / SF$154.32
Days on Market13
Property Features for 7311 Colina Way
General Information
Standard status
Active
Size
4,860 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
4 x 3BR/2.5BA
Multifamily Units
4
Amenities
private fenced in yard
1 car garage
driveway
electric fridge
oven
microwave
dishwasher
disposal
Building Details
Year Built
2018
Listing Agency:
Jacob David Properties
(210) 300-0707
Listed By:
Jacob Buchanan
Source:
Shebaramos
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 25 at 5:27AM
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 Jacob David Properties
Investment Insights
Based on property information with market context.
Built in 2018, this 4,860-square-foot quadplex contains four fully occupied residences. Each unit offers more than 1200 square feet with three bedrooms, 2.5 baths, a private fenced yard, a one-car garage, and a driveway. Kitchens include an electric refrigerator, oven, microwave, dishwasher, and disposal.
The property is located in Converse near Randolph Air Force Base, shops, and restaurants. Its repeated unit configuration and individual outdoor and parking features provide a consistent layout across the building.
The property is located in Converse near Randolph Air Force Base, shops, and restaurants. Its repeated unit configuration and individual outdoor and parking features provide a consistent layout across the building.
Key Highlights
- 4,860‑square‑foot quadplex built in 2018
- Four fully occupied units
- Each unit exceeds 1200 square feet with 3 bedrooms and 2.5 baths
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
$51,188
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
6.83%
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%
$1,023,760
$1.0M
Cap Rate 7%
$731,257
$731.3K
Cap Rate 9%
$568,756
$568.8K
Market Conditions
NOI Build-Up for 4,860 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
$78.7K $16.20/SF
− Vacancy
−$5.6K −$1.15/SF
EGI
$73.1K $15.05/SF
− OpEx
−$21.9K −$4.51/SF
NOI
$51.2K $10.53/SF
Area
Bexar County, TX
Vacancy
7.12%
Lease Rate
$16.20 /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%
$1,023,760
Cap Rate 7%
$731,257
Cap Rate 9%
$568,756
Alternative Uses
Best Use
Multifamily LT 5
$731.3K
$639.9K – $853.1K
NOI $51,188 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$635.8K
$556.3K – $741.8K
NOI $44,505 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$1.32M
$1.15M – $1.53M
NOI $92,077 @ 7.0% cap · market cap 12.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
469
Businesses Nearby
Explore this area
Business Placement
Demographics for 78109, TX
52,093
Population
19,279
Households
2.7
Avg Household Size
33
Median Age
31%
College-Educated
92%
High-School Grad
27.8 sq mi
ZIP Area
1,874
Density / Sq Mi
$87,635
Median Household Income
$44,182
Median Earnings
$1,645
Median Rent
$241,100
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 occupied units feature three-bedroom layouts, attached garages, driveways, and equipped kitchens.
Where is this quadplex located?
The property is located at 7311 Colina Way Converse, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 4,860‑square‑foot quadplex built in 2018; Four fully occupied units; Each unit exceeds 1200 square feet with 3 bedrooms and 2.5 baths
