Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    New Duplexes in Gated Community Title is generated by Realmo AI

    12340 Montgomery Forest, San Antonio, TX 78252

    View on Map
    Claim this Listing
    For Sale
    $505,990

    MULTI_FAMILY - San Antonio, TX

    Property size:
    3,010 SF
    Price / SF:
    $168/SF
    Added:
    Jan 13, 2026
    Days on Market:
    140
    Last Refresh:
    Jun 2 at 6:06 pm

    Property Features for 12340 Montgomery Forest

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Property condition
    Under Construction
    Standard status
    Active
    Size
    3,010 SF

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    2026

    We can help!

    Listing Contact
    Marie Crabb
    Marie Crabb

    Listing agent Marie Crabb

    Listing office Exquisite Properties, LLC 1354 N Loop 1604 E, San Antonio, TX

    Listing date Jan 13, 2026

    MLS# 1931179 Listing URL

    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.

    HighLights

    • Special ~3.75% Interest Rate Available for Qualified Buyers
    • House Hacking Opportunity: Live in one unit, rent the other to offset mortgage payments.
    • Brand New 2026 Duplexes in Gated Community
    • Airbnb Friendly Community with Property Management Available (7.5% of rents)
    • Upscale Community with Private Park, Front Yard Irrigation & Lawn Mowing Included in HOA
    • Excellent Location near Major Employers (Joint Base Lackland, USAA, etc.) and Highway 90 West

    Overview

    These brand new 2026 duplexes are located in the gated Montgomery Village community. Each building contains two units, with each unit featuring 1,505 square feet of living space, 3 bedrooms, and 2.5 baths. The property offers an investment or house hacking opportunity. Property management services are available for 7.5% of rents. Suggested monthly rent is $1,775 per side, but is not guaranteed. A 1-2-10 warranty is included. Montgomery Village is an upscale gated duplex community featuring a private park and a community-wide front irrigation system. The HOA fee includes front lawn mowing. Each duplex includes an oversized 1.5 car garage with an automatic garage door opener, premium vinyl plank floors, and stainless steel appliances. The community is located just off 90 West, one exit outside of 1604. The area is experiencing growth, driven by major employers within a twenty-minute drive, including Joint Base Lackland, USAA, Citibank, American Funds, Valero, UTSA, Six Flags, Marathon Petroleum, and Microsoft. The total property size is 3,010 square feet.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $52.4k $17.40
    − Vacancy −$2.9k −$0.96
    EGI $49.5k $16.44
    − OpEx −$14.8k −$4.93
    NOI $34.6k $11.51
    3,010 SF · lease $17.40/SF/yr · vacancy 5.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $494.9K
    $433.1K – $577.4K (±1% cap)
    NOI $34,645 @ 7.0% cap · market cap 6.85%
    Second Best
    Apartment 5plus
    $439.2K
    $384.3K – $512.5K (±1% cap)
    NOI $30,747 @ 7.0% cap · market cap 6.08%
    Theoretical Best
    Office A
    $767.8K
    $671.8K – $895.8K (±1% cap)
    NOI $53,746 @ 7.0% cap · market cap 10.62%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    San Antonio
    County
    Comal
    State
    Texas
    Longitude
    -98.6572
    Latitude
    29.3268

    Nearby Similar for Sale

    • $1,199,989
      6,528 SF

      San Antonio Multifamily Investment Opportunity

      Stabilized 8-unit apartment community near Lackland AFB.
      926/930 Drury Lane, San Antonio, TX 78221
      View Details
    • $749,000
      6,432 SF

      San Antonio Multifamily Investment Opportunity

      Six-unit multifamily property in North Central San Antonio.
      602 Chauncey, San Antonio, TX 78216
      View Details
    • $599,000
      7,484 SF

      San Antonio Multifamily Investment Opportunity

      Value-add 8-plex near downtown San Antonio with income upside.
      1409 W Woodlawn, San Antonio, TX 78201
      View Details
    • $560,000
      5,394 SF

      San Antonio Multifamily Investment Opportunity

      Multifamily property with six units, great investment potential.
      1655 Amanda, San Antonio, TX 78210
      View Details
    • $749,000
      4,900 SF

      San Antonio Fourplex with Garages

      Five-year-old fourplex in Northeast San Antonio with strong occupancy.
      6906 CRESTWAY RD, San Antonio, TX 78239
      View Details
    • $749,000
      4,900 SF

      San Antonio Fourplex with Garages

      Five-year-old fourplex in Northeast San Antonio with strong occupancy.
      6934 CRESTWAY RD, San Antonio, TX 78239
      View Details
    • $565,000
      2,977 SF

      Renovated Triplex Near Downtown San Antonio

      Turnkey triplex with modern updates, close to downtown.
      940 W Mulberry, San Antonio, TX 78201
      View Details
    • $850,000
      5,800 SF

      Renovated Multifamily Building Near Lackland

      Fully renovated 8-unit apartment building in San Antonio, Texas.
      2807 Observation, San Antonio, TX 78227
      View Details
    • $714,990
      3,540 SF

      Modern Duplex in Denver Heights

      Three-story duplex near Alamodome, ideal for investors or owner-occupants.
      125 Dashiell St, San Antonio, TX 78203
      View Details
    • $820,000
      6,804 SF

      Multifamily Property in Monticello Park

      7-unit multifamily property in historic Monticello Park neighborhood.
      553 Club, San Antonio, TX 78201
      View Details
    • $350,000
      2,708 SF

      San Antonio Multifamily Investment Opportunity

      Turnkey multifamily investment featuring two duplexes on an MF-33 zoned lot.
      214 E Huff Ave, San Antonio, TX 78214
      View Details
    • $709,000
      4,876 SF

      San Antonio Fourplex in Gated Community

      Fourplex in Northeast San Antonio, near Fort Sam Houston.
      7014 Donovan Way, San Antonio, TX 78244
      View Details

    FAQs

    What type of property is this?
    Duplex - New duplexes in San Antonio, great investment opportunity.
    Where is this duplex located?
    The property is located at 12340 Montgomery Forest San Antonio, TX.
    What is the asking price?
    The asking price for this property is $505,990.
    What are key features of this property?
    This property features: Special ~3.75% Interest Rate Available for Qualified Buyers; House Hacking Opportunity: Live in one unit, rent the other to offset mortgage payments.; Brand New 2026 Duplexes in Gated Community
    (210) 494-1695
    We can help!
    Listing Contact
    Marie Crabb
    Marie Crabb
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    12340 Montgomery Forest, San Antonio, TX 78252
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!