Occupied Quadplex with Private
For Sale
$1,100,000
A-d-100 Sandstone Dr, Jarrell, TX 76537
Four occupied residences offer garages, private outdoor space, and stainless appliances within Sonterra Subdivision.
Property Size6,065 SF
Price / SF$181.37
Days on Market78
Property Features for A-d-100 Sandstone Dr
General Information
Standard status
Active
Size
6,065 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$29,501
Listing Agency:
Sphere Realty
(512) 639-2657
Listed By:
Megan Bernstein · License #0677212
(512) 639-2657
Source:
Exprealty
Added: Jun 15
Changed: Aug 30
Last Checked: Aug 30 at 3:00PM
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 Sphere Realty
Investment Insights
Based on property information with market context.
This occupied quadplex in Sonterra Subdivision contains four residences within a 6,065 SF property. Each unit includes 3 bedrooms and 2.5 baths, along with an owner-suite balcony, a covered back porch, and a private yard. Interior features include stainless appliances and a laundry room with a half bath. Every residence also has a 1-car garage and access to a sprinkler system. The front areas of the units have zero landscaping, while the combination of private outdoor areas, covered porch space, and dedicated garage parking provides a consistent configuration across the property.
Key Highlights
- Occupied quadplex in Sonterra Subdivision
- 6,065 SF property with four residences
- Each unit offers 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
$92,971
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
8.45%
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%
$1,859,420
$1.9M
Cap Rate 7%
$1,328,157
$1.3M
Cap Rate 9%
$1,033,011
$1.0M
Market Conditions
NOI Build-Up for 6,065 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
$178.3K $29.40/SF
− Vacancy
−$9.3K −$1.53/SF
EGI
$169.0K $27.87/SF
− OpEx
−$76.1K −$12.54/SF
NOI
$93.0K $15.33/SF
Area
Williamson County, TX
Vacancy
5.20%
Lease Rate
$29.40 /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%
$1,859,420
Cap Rate 7%
$1,328,157
Cap Rate 9%
$1,033,011
Alternative Uses
Best Use
Multifamily LT 5
$1.45M
$1.27M – $1.70M
NOI $101,701 @ 7.0% cap · market cap 9.25%
Second Best
Apartment 5plus
$1.33M
$1.16M – $1.55M
NOI $92,971 @ 7.0% cap · market cap 8.45%
Theoretical Best
Office A
$2.54M
$2.22M – $2.96M
NOI $177,473 @ 7.0% cap · market cap 16.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
255
Businesses Nearby
Explore this area
Business Placement
Demographics for 76537, TX
10,943
Population
4,538
Households
2.4
Avg Household Size
32
Median Age
23%
College-Educated
88%
High-School Grad
53.7 sq mi
ZIP Area
204
Density / Sq Mi
$96,067
Median Household Income
$44,474
Median Earnings
$1,729
Median Rent
$272,200
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 residences offer garages, private outdoor space, and stainless appliances within Sonterra Subdivision.
Where is this quadplex located?
The property is located at A-d-100 Sandstone Dr Jarrell, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Occupied quadplex in Sonterra Subdivision; 6,065 SF property with four residences; Each unit offers 3 bedrooms and 2.5 baths
