Gated Quadplex Near Private
For Sale
$940,000
8410 Via Pisa, San Antonio, TX
Four residential units in a gated community with garages, fenced yards, and access to two private parks.
Property Size5,448 SF
Price / SF$172.54
Days on Market22
Property Features for 8410 Via Pisa
General Information
Standard status
Active
Size
5,448 SF
Property subtype
Residential Income
Additional Details
Parking per Unit
1
Amenities
gated community
private parks
Listing Agency:
TRU Real Estate Group
(210) 789-0518
Listed By:
Steven Rico · License #599299
(210) 789-0518
Source:
Exprealty
Added: Aug 8
Changed: Aug 22
Last Checked: Aug 28 at 5:20PM
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 TRU Real Estate Group
Investment Insights
Based on property information with market context.
This quadplex contains 5,448 square feet across four residential units. Each 1,362-square-foot unit includes three bedrooms, 2.5 bathrooms, a one-car garage, and a fenced backyard with sod and irrigation. The property is designed for multifamily residential use within a gated setting.
Residents have access to two private parks within the community. The property is located at 8410 Via Pisa in San Antonio’s near-west side, with proximity to Lackland AFB and Medina Air Force Base.
Residents have access to two private parks within the community. The property is located at 8410 Via Pisa in San Antonio’s near-west side, with proximity to Lackland AFB and Medina Air Force Base.
Key Highlights
- Four‑unit quadplex totaling 5,448 square feet
- Each unit measures 1, 362 sq ft with 3 bedrooms and 2.5 bathrooms
- One‑car garage included with every unit
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
$62,707
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
6.67%
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%
$1,254,140
$1.3M
Cap Rate 7%
$895,814
$895.8K
Cap Rate 9%
$696,744
$696.7K
Market Conditions
NOI Build-Up for 5,448 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
$94.8K $17.40/SF
− Vacancy
−$5.2K −$0.96/SF
EGI
$89.6K $16.44/SF
− OpEx
−$26.9K −$4.93/SF
NOI
$62.7K $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%
$1,254,140
Cap Rate 7%
$895,814
Cap Rate 9%
$696,744
Alternative Uses
Best Use
Multifamily LT 5
$895.8K
$783.8K – $1.05M
NOI $62,707 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$795.0K
$695.6K – $927.5K
NOI $55,650 @ 7.0% cap · market cap 5.92%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,278 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,142
Businesses Nearby
Explore this area
Business Placement
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 residential units in a gated community with garages, fenced yards, and access to two private parks.
Where is this quadplex located?
The property is located at 8410 Via Pisa San Antonio, TX.
What is the asking price?
The asking price for this property is $940,000.
What are key features of this property?
This property features: Four‑unit quadplex totaling 5,448 square feet; Each unit measures 1, 362 sq ft with 3 bedrooms and 2.5 bathrooms; One‑car garage included with every unit
