Duplex with Central
For Sale
$199,990
1222 BRIGHTON, San Antonio, TX 78211
MULTI_FAMILY - San Antonio, TX
Property Size1,272 SF
Lot Size0.13 Acres
Price / SF$157.22
Days on Market11
Property Features for 1222 BRIGHTON
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Stonewall Elementary
Middle school
Leal
High school
Harlandale
Elementary school district
Harlandale I.S.D
Middle school district
Harlandale I.S.D
High school district
Harlandale I.S.D
Subdivision
2200
Standard status
Active
Size
1,272 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
3540
Utilities
Cooling system
Central Air
Amenities
covered patio
Building Details
Year built
1956
Listing Agency:
JB Goodwin, REALTORS
(210) 581-9050
Listed By:
Bryan Ryder
(210) 581-9050
Added: Jul 30
Changed: Aug 7
Last Checked: Aug 9 at 8:06PM
MLS# 2004500
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 turnkey duplex has been extensively updated with several major capital items already completed. The owner replaced the HVAC systems, upgraded all plumbing lines to PEX, fully repaired the foundation, and finished all sheetrock with a fresh coat of modern paint. Both units also feature brand-new appliances.
The property includes a massive covered patio that provides substantial outdoor living space for tenants. The home has central air and sits on a 0.132-acre lot. The building was constructed in 1956 and totals 1,272 square feet.
With major systems addressed and unit interiors refreshed, the duplex is positioned for immediate occupancy, including a tenant-ready outdoor amenity through the covered patio.
The property includes a massive covered patio that provides substantial outdoor living space for tenants. The home has central air and sits on a 0.132-acre lot. The building was constructed in 1956 and totals 1,272 square feet.
With major systems addressed and unit interiors refreshed, the duplex is positioned for immediate occupancy, including a tenant-ready outdoor amenity through the covered patio.
Key Highlights
- Major updates completed: HVAC replacement, PEX plumbing upgrades, and foundation repairs
- Brand‑new appliances in both units
- Massive covered patio for tenant outdoor space
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
$14,641
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
7.32%
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%
$292,820
$292.8K
Cap Rate 7%
$209,157
$209.2K
Cap Rate 9%
$162,678
$162.7K
Market Conditions
NOI Build-Up for 1,272 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
$22.1K $17.40/SF
− Vacancy
−$1.2K −$0.96/SF
EGI
$20.9K $16.44/SF
− OpEx
−$6.3K −$4.93/SF
NOI
$14.6K $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%
$292,820
Cap Rate 7%
$209,157
Cap Rate 9%
$162,678
Alternative Uses
Best Use
Multifamily LT 5
$209.2K
$183.0K – $244.0K
NOI $14,641 @ 7.0% cap · market cap 7.32%
Second Best
Apartment 5plus
$185.6K
$162.4K – $216.6K
NOI $12,993 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$324.5K
$283.9K – $378.6K
NOI $22,713 @ 7.0% cap · market cap 11.36%
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
550
Businesses Nearby
Explore this area
Business Placement
Demographics for 78211, TX
29,976
Population
10,516
Households
2.9
Avg Household Size
35
Median Age
7%
College-Educated
63%
High-School Grad
10.2 sq mi
ZIP Area
2,939
Density / Sq Mi
$54,279
Median Household Income
$30,109
Median Earnings
$1,047
Median Rent
$110,200
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?
Duplex - Updated duplex with replaced HVAC, upgraded PEX plumbing, and brand-new appliances, plus a covered patio for tenants.
Where is this duplex located?
The property is located at 1222 BRIGHTON San Antonio, TX.
What is the asking price?
The asking price for this property is $199,990.
What are key features of this property?
This property features: Major updates completed: HVAC replacement, PEX plumbing upgrades, and foundation repairs; Brand‑new appliances in both units; Massive covered patio for tenant outdoor space
