Beacon Hill Multifamily Investment
For Sale
$415,000
827 West Rosewood Avenue, San Antonio, TX 78212
Six-unit multifamily property in the heart of Beacon Hill.
Property Size2,700 SF
Price / SF$153.70
Days on Market149
Property Features for 827 West Rosewood Avenue
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Multi-Family / Two Story
Zoning
R-6
Net Operating Income
$18,273
Taxes and HOA fees
Annual Taxes
$8,835
Amenities
Wood
Composition
Slab
Pre-Owned
Conventional, Cash
Other - See Remarks, Level
Building Details
Year Built
1925
Listing Agency:
Real Broker, LLC
(210) 838-0339
Listed By:
Marcus Galan-Martinez · License #719713
(210) 838-0339
Source:
Compass
Added: Mar 13
Changed: Aug 8
Last Checked: Jul 16 at 5:17AM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This is an occupied six-unit multifamily property located in the Beacon Hill neighborhood. The property is in proximity to the Pearl Brewery, the Riverwalk, the Zoo, Downtown, St. Mary's strip, and local shopping and dining options. This asset offers both stabilization and value-add potential. Several units are approved through the Opportunity Homes of San Antonio for subsidized housing assistance, which can provide strong rental income. Originally constructed in 1925, the property underwent renovations in 2022. These renovations included the replacement of the main sewer line and interior improvements to multiple units. The property size is 2700 square feet.
Key Highlights
- Prime Beacon Hill Location: Close to the Pearl, Riverwalk, Zoo, Downtown, and St. Mary's Strip.
- Strong Income Potential: Approved for subsidized housing assistance, ensuring stable rental income.
- Renovated in 2022: Includes a new main sewer line and interior improvements.
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
$27,580
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
6.65%
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%
$551,600
$551.6K
Cap Rate 7%
$394,000
$394.0K
Cap Rate 9%
$306,444
$306.4K
Market Conditions
NOI Build-Up for 2,700 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
$53.5K $19.80/SF
− Vacancy
−$3.3K −$1.23/SF
EGI
$50.1K $18.57/SF
− OpEx
−$22.6K −$8.36/SF
NOI
$27.6K $10.21/SF
Area
San Antonio, TX
Vacancy
6.20%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$551,600
Cap Rate 7%
$394,000
Cap Rate 9%
$306,444
Alternative Uses
Best Use
Apartment 5plus
$394.0K
$344.8K – $459.7K
NOI $27,580 @ 7.0% cap · market cap 6.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$688.7K
$602.6K – $803.5K
NOI $48,211 @ 7.0% cap · market cap 11.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,178
Businesses Nearby
Explore this area
Business Placement
Demographics for 78212, TX
26,738
Population
13,399
Households
2
Avg Household Size
39
Median Age
39%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
3,875
Density / Sq Mi
$60,222
Median Household Income
$40,037
Median Earnings
$1,084
Median Rent
$299,400
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?
Apartment building - Six-unit multifamily property in the heart of Beacon Hill.
Where is this apartment building located?
The property is located at 827 West Rosewood Avenue San Antonio, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Prime Beacon Hill Location: Close to the Pearl, Riverwalk, Zoo, Downtown, and St. Mary's Strip.; Strong Income Potential: Approved for subsidized housing assistance, ensuring stable rental income.; Renovated in 2022: Includes a new main sewer line and interior improvements.
