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13109 Reid Mdws 4 Unit Apartment Building $950,000 ($237,500/Unit) 6.98% Cap Rate San Antonio, TX 78233
Investment Highlights
- 100% OCCUPIED WITH LONG TERM TENANTS.
- SUPERIOR GROSS RENTS TO COMPETITORS AS A RESULT OF THE UPGRADED INTERIORS.
- SIGNIFICANT CASH FLOW DUE TO LOW OPERATING COSTS AND MINIMAL MAINTENENCE.
- PRIME LOCATION IN LIVE OAK NEARBY RANDOLPH AIRFORCE BASE.
Executive Summary
This is an exceptional investment opportunity to acquire a proven, high-income producing asset with 100% occupancy. Built in 2022, the property consists of approximately 5,324 sqft situated on 0.2319 acres. The property features four spacious units, each configured as 3 bedroom, 2.5 bath layouts, a highly desirable unit mix that continues to command strong rental demand. The units incorporate modern finishes and functional upgrades, including smart thermostats, luxury carpet, washers and dryers, stainless appliances, tile kitchen backsplash, and cabinet hardware throughout. Strategically located in Live Oak surrounded by significant development, the property benefits from steady renter demand driven by proximity to Randolph Air Force Base, major employment centers, schools, and retail amenities. Convenient access to Interstate 35, Loop 1604, and FM 78 provides efficient connectivity throughout the San Antonio metro. This is a compelling opportunity for an investor seeking a high-quality multi-family asset with strong cash flow, long-term appreciation potential, and income-sheltering benefits.
Financial Summary (Actual - 2025) |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$89,520
|
$16.81
|
| Other Income |
-
|
-
|
| Vacancy Loss |
$3,064
|
$0.58
|
| Effective Gross Income |
$86,456
|
$16.24
|
| Taxes |
$12,269
|
$2.30
|
| Operating Expenses |
$7,876
|
$1.48
|
| Total Expenses |
$20,145
|
$3.78
|
| Net Operating Income |
$66,311
|
$12.46
|
Financial Summary (Actual - 2025)
| Gross Rental Income | |
|---|---|
| Annual | $89,520 |
| Annual Per SF | $16.81 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | $3,064 |
| Annual Per SF | $0.58 |
| Effective Gross Income | |
|---|---|
| Annual | $86,456 |
| Annual Per SF | $16.24 |
| Taxes | |
|---|---|
| Annual | $12,269 |
| Annual Per SF | $2.30 |
| Operating Expenses | |
|---|---|
| Annual | $7,876 |
| Annual Per SF | $1.48 |
| Total Expenses | |
|---|---|
| Annual | $20,145 |
| Annual Per SF | $3.78 |
| Net Operating Income | |
|---|---|
| Annual | $66,311 |
| Annual Per SF | $12.46 |
Property Facts
| Price | $950,000 | Apartment Style | Low-Rise |
| Price Per Unit | $237,500 | Building Class | B |
| Sale Type | Investment | Lot Size | 0.23 AC |
| Cap Rate | 6.98% | Building Size | 5,324 SF |
| Gross Rent Multiplier | 11 | Average Occupancy | 100% |
| No. Units | 4 | No. Stories | 2 |
| Property Type | Multifamily | Year Built | 2022 |
| Property Subtype | Apartment | ||
| Zoning | OCL - Outside City Limits | ||
| Price | $950,000 |
| Price Per Unit | $237,500 |
| Sale Type | Investment |
| Cap Rate | 6.98% |
| Gross Rent Multiplier | 11 |
| No. Units | 4 |
| Property Type | Multifamily |
| Property Subtype | Apartment |
| Apartment Style | Low-Rise |
| Building Class | B |
| Lot Size | 0.23 AC |
| Building Size | 5,324 SF |
| Average Occupancy | 100% |
| No. Stories | 2 |
| Year Built | 2022 |
| Zoning | OCL - Outside City Limits |
Amenities
Unit Amenities
- Air Conditioning
- Cable Ready
- Dishwasher
- Disposal
- Microwave
- Washer/Dryer
- Washer/Dryer Hookup
- Heating
- Ceiling Fans
- Tile Floors
- Crown Molding
- Kitchen
- Granite Countertops
- Refrigerator
- Oven
- Stainless Steel Appliances
- Tub/Shower
- Walk-In Closets
- Carpet
- Yard
- Dining Room
- Island Kitchen
- Lawn
- Pantry
- Large Bedrooms
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 3+2.5 | 4 | $1,865 | 1,331 |
1 1
Fairly walkable
40/100
Exceptionally drivable
100/100
Somewhat bikeable
30/100
Property Taxes
| Parcel Number | 05048-502-0040 | Total Assessment | $581,508 |
| Land Assessment | $103,930 | Annual Taxes | $12,269 ($2.30/SF) |
| Improvements Assessment | $616,550 | Tax Year | 2025 |
Property Taxes
Parcel Number
05048-502-0040
Land Assessment
$103,930
Improvements Assessment
$616,550
Total Assessment
$581,508
Annual Taxes
$12,269 ($2.30/SF)
Tax Year
2025
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13109 Reid Mdws