Three-Property Multifamily
For Sale
$980,000
918 Dawson St, San Antonio, TX 78202
Multi-Family (2-8 Units), San Antonio, TX
Property Size5,700 SF
Price / SF$171.93
Days on Market59
Property Features for 918 Dawson St
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Bowden
High school
Brackenridge
Elementary school district
San Antonio I.S.D.
Middle school district
San Antonio I.S.D.
High school district
San Antonio I.S.D.
Subdivision
1200
Standard status
Active
Size
5,700 SF
Taxes and HOA fees
Tax Annual Amount
7787
Utilities
Cooling system
Central Air
Building Details
Year built
2023
Listing Agency:
All City San Antonio Registered Series
(210) 625-1459
Listed By:
Patrick Vallejo · License #663331
(512) 957-9044
Added: Jul 8
Changed: Aug 19
Last Checked: Sep 4 at 8:06PM
MLS# 1932791
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily offering combines three residential properties with a total of 5,700 square feet, 9 bedrooms, 7 full bathrooms, and 2 half bathrooms. The improvements include a fully renovated historic property at 918 Dawson, along with new-construction residences at 9182 Dawson and 922 Dawson. Central air is provided, and the properties were built in 2023.
The properties are located in San Antonio’s historic district near the Pearl, the Samma museum, and the BESA District. Each property is situated on the same lot, creating a combined residential holding within the 78202 area. The portfolio is fully occupied.
The properties are located in San Antonio’s historic district near the Pearl, the Samma museum, and the BESA District. Each property is situated on the same lot, creating a combined residential holding within the 78202 area. The portfolio is fully occupied.
Key Highlights
- Three properties offered together at 918 Dawson St, 9182 Dawson, and 922 Dawson
- 5,700 square feet across the combined properties
- Total configuration includes 9 bedrooms, 7 full baths, and 2 half 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
$58,224
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
5.94%
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%
$1,164,480
$1.2M
Cap Rate 7%
$831,771
$831.8K
Cap Rate 9%
$646,933
$646.9K
Market Conditions
NOI Build-Up for 5,700 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
$112.9K $19.80/SF
− Vacancy
−$7.0K −$1.23/SF
EGI
$105.9K $18.57/SF
− OpEx
−$47.6K −$8.36/SF
NOI
$58.2K $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%
$1,164,480
Cap Rate 7%
$831,771
Cap Rate 9%
$646,933
Alternative Uses
Best Use
Apartment 5plus
$831.8K
$727.8K – $970.4K
NOI $58,224 @ 7.0% cap · market cap 5.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.45M
$1.27M – $1.70M
NOI $101,778 @ 7.0% cap · market cap 10.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,002
Businesses Nearby
Explore this area
Business Placement
Demographics for 78202, TX
11,422
Population
5,288
Households
2.2
Avg Household Size
34
Median Age
26%
College-Educated
77%
High-School Grad
2.3 sq mi
ZIP Area
4,966
Density / Sq Mi
$43,708
Median Household Income
$36,390
Median Earnings
$1,218
Median Rent
$223,900
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?
Multifamily property - Fully occupied portfolio combining a renovated historic residence with two new-construction properties.
Where is this multifamily property located?
The property is located at 918 Dawson St San Antonio, TX.
What is the asking price?
The asking price for this property is $980,000.
What are key features of this property?
This property features: Three properties offered together at 918 Dawson St, 9182 Dawson, and 922 Dawson; 5,700 square feet across the combined properties; Total configuration includes 9 bedrooms, 7 full baths, and 2 half baths
