Renovated Multifamily Property Near
For Sale
$730,000
834 West Russell Place, San Antonio, TX 78212
Fully renovated four-unit property in historic Alta Vista neighborhood.
Property Size2,080 SF
Lot Size0.13 Acres
Price / SF$350.96
Days on Market359
Property Features for 834 West Russell Place
General Information
Standard status
Active
Size
2,080 SF
Lot size
0.13 Acres
Property subtype
Multi-Family / Two Story
Zoning
R-5 CD NCD-2
Net Operating Income
$39,776
Taxes and HOA fees
Annual Taxes
$8,284
Amenities
Ceramic Tile, Wood
Composition
Conventional, FHA, VA, Cash, Investors OK, Other
Double Pane Windows, Mature Trees, Level
Building Details
Year Built
1925
Listing Agency:
Uriah Real Estate Organization
(210) 315-8885
Listed By:
Uri Uriah · License #9002555
(210) 315-8885
Source:
Compass
Added: Sep 4, 2025
Changed: Aug 25
Last Checked: Aug 21 at 5:23PM
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 Uriah Real Estate Organization
Investment Insights
Based on property information with market context.
Located in the historic Alta Vista neighborhood, minutes from Downtown San Antonio and The Pearl, 834 W Russell Place is a fully renovated four-unit multifamily property. Originally constructed in 1925, the building underwent a comprehensive renovation completed in summer 2025, including foundation work, new plumbing, electrical, HVAC, insulation, and windows. The historic exterior brick façade was retained, preserving the property’s character. The property totals 2,080 square feet across four 1-bedroom, 1-bath units on approximately 0.13 acres. The property is fully occupied. Interior finishes include granite countertops, stainless steel appliances, custom cabinetry, oak wood flooring, tile in wet areas, new interior doors, ceiling fans, and updated lighting fixtures throughout. Operational efficiency is enhanced by individual electric meters and an on-site community washer and dryer. The recent renovations materially lower near-term capital expenditure risk and position the asset for stable, long-term performance. The property benefits from proximity to downtown amenities, universities, and major employment centers, as well as planned infrastructure improvements including the VIA Rapid Green Line. It offers a compelling opportunity to acquire a turnkey, cash-flowing multifamily asset.
Key Highlights
- Fully renovated in 2023 (down‑to‑the‑studs) with new plumbing, electrical, HVAC, insulation, and windows.
- Located in the desirable Alta Vista neighborhood, minutes from Downtown San Antonio and The Pearl.
- Turnkey, cash‑flowing multifamily property with four fully occupied 1‑bedroom, 1‑bath units.
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
$23,941
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
3.28%
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%
$478,820
$478.8K
Cap Rate 7%
$342,014
$342.0K
Cap Rate 9%
$266,011
$266.0K
Market Conditions
NOI Build-Up for 2,080 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
$36.2K $17.40/SF
− Vacancy
−$2.0K −$0.96/SF
EGI
$34.2K $16.44/SF
− OpEx
−$10.3K −$4.93/SF
NOI
$23.9K $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%
$478,820
Cap Rate 7%
$342,014
Cap Rate 9%
$266,011
Alternative Uses
Best Use
Multifamily LT 5
$342.0K
$299.3K – $399.0K
NOI $23,941 @ 7.0% cap · market cap 3.28%
Second Best
Apartment 5plus
$303.5K
$265.6K – $354.1K
NOI $21,247 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$530.6K
$464.3K – $619.0K
NOI $37,140 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,519
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?
Quadplex - Fully renovated four-unit property in historic Alta Vista neighborhood.
Where is this quadplex located?
The property is located at 834 West Russell Place San Antonio, TX.
What is the asking price?
The asking price for this property is $730,000.
What are key features of this property?
This property features: Fully renovated in 2023 (down‑to‑the‑studs) with new plumbing, electrical, HVAC, insulation, and windows.; Located in the desirable Alta Vista neighborhood, minutes from Downtown San Antonio and The Pearl.; Turnkey, cash‑flowing multifamily property with four fully occupied 1‑bedroom, 1‑bath units.
