Updated Duplex with Two
For Sale
$325,000
1103 Hillyer Street, San Marcos, TX 78666
Residential, San Marcos, TX
Property Size1,760 SF
Lot Size0.23 Acres
Price / SF$184.66
Days on Market39
Property Features for 1103 Hillyer Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3
Vegetation
Wooded
Interior features
CeilingFans, LaminateCounters, TubShower, GraniteCounters
Appliances
ElectricCooktop, ElectricWaterHeater, Oven, Refrigerator, SomeElectricAppliances
Subdivision
Westover
Lot features
City Lot, Sloped, Wooded, Less Than Quarter Acre
Elementary school district
San Marcos Cisd
Middle school district
San Marcos Cisd
High school district
San Marcos Cisd
Directions
From downtown San Marcos. Go west on Hopkins, Take right on Bishop, Take right on Prospect, Take left on Allan, and property on on the right. Look for sign and black mail box.
Standard status
Active
APN
R47741
Size
1,760 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WESTOVER, BLOCK 42, LOT 558 & SW 1/2 OF 559
Tax Annual Amount
4982
Legal Description
WESTOVER, BLOCK 42, LOT 558 & SW 1/2 OF 559
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1996
Floors in Building
1
Number of units
2
Flooring type
Laminate, Linoleum
Building materials
Masonry, WoodSiding
Roof type
Shingle, Composition
Architectural style
Other
Listing Agency:
Clark Real Estate Agency
(512) 470-9955
Listed By:
Richard Clark · License #0558014
(512) 470-9955
Added: Jul 23
Changed: Aug 20
Last Checked: Aug 30 at 7:06PM
MLS# 620366
Copyright © 2026 Central Texas Multiple Listing Service. 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 1,760-square-foot duplex, built in 1996, contains two residences with matching layouts of two bedrooms and one bathroom each. The property occupies 0.2326 acres and combines masonry and wood-siding construction with a composition shingle roof. Central electric heating and cooling serve the building, while public water, electric cooking, refrigerators, ovens, and water heating support daily operations. Laminate and linoleum flooring are installed throughout, with no carpet reported.
Unit B received a substantial interior renovation in 2025, including wood-look flooring, granite countertops, updated fixtures, and new interior paint. Unit A also has refreshed interior paint, wood-look flooring, and a front deck, and is currently available for rent. Property-wide improvements include a new roof and exterior paint completed in 2025. The duplex is located in San Marcos, Texas, on a private driveway near Wonder World Park.
Unit B received a substantial interior renovation in 2025, including wood-look flooring, granite countertops, updated fixtures, and new interior paint. Unit A also has refreshed interior paint, wood-look flooring, and a front deck, and is currently available for rent. Property-wide improvements include a new roof and exterior paint completed in 2025. The duplex is located in San Marcos, Texas, on a private driveway near Wonder World Park.
Key Highlights
- 1,760‑square‑foot duplex on 0.2326 acres
- Two units, each with 2 bedrooms and 1 bathroom
- New roof and exterior paint completed in 2025
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
$29,513
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
9.08%
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%
$590,260
$590.3K
Cap Rate 7%
$421,614
$421.6K
Cap Rate 9%
$327,922
$327.9K
Market Conditions
NOI Build-Up for 1,760 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
$44.4K $25.20/SF
− Vacancy
−$2.2K −$1.24/SF
EGI
$42.2K $23.96/SF
− OpEx
−$12.6K −$7.19/SF
NOI
$29.5K $16.77/SF
Area
Hays County, TX
Vacancy
4.94%
Lease Rate
$25.20 /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%
$590,260
Cap Rate 7%
$421,614
Cap Rate 9%
$327,922
Alternative Uses
Best Use
Multifamily LT 5
$421.6K
$368.9K – $491.9K
NOI $29,513 @ 7.0% cap · market cap 9.08%
Second Best
Apartment 5plus
$385.4K
$337.2K – $449.7K
NOI $26,979 @ 7.0% cap · market cap 8.30%
Theoretical Best
Office A
$735.7K
$643.8K – $858.4K
NOI $51,501 @ 7.0% cap · market cap 15.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
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?
Duplex - Two-bedroom floor plans, recent improvements, and flexible occupancy support both rental use and owner occupancy.
Where is this duplex located?
The property is located at 1103 Hillyer Street San Marcos, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,760‑square‑foot duplex on 0.2326 acres; Two units, each with 2 bedrooms and 1 bathroom; New roof and exterior paint completed in 2025
