Duplex with Separate
For Sale
$369,000
1306 mesquite, San Antonio, TX 78210
Multi-Family (2-8 Units), San Antonio, TX
Property Size1,563 SF
Lot Size0.37 Acres
Price / SF$236.08
Days on Market37
Property Features for 1306 mesquite
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RM-4
Elementary school
Call District
Middle school
Call District
High school
Call District
Elementary school district
San Antonio I.S.D.
Middle school district
San Antonio I.S.D.
High school district
San Antonio I.S.D.
Subdivision
1100
Standard status
Active
Size
1,563 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Annual Amount
8247
Building Details
Year built
1930
Listing Agency:
Uriah Real Estate Organization
(830) 600-5263
Listed By:
Sylvia Sierra
(210) 315-8885
Added: Aug 10
Changed: Aug 20
Last Checked: Sep 15 at 11:06PM
MLS# 1947076
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 1,563-square-foot duplex, built in 1930, contains two residential units associated with separate addresses at 1304 and 1306 S Mesquite. The property is zoned RM-4, a residential designation that supports single-family, duplex, triplex, and four-unit configurations.
The property is positioned near Downtown San Antonio, the Frost Bank Center, and Eastside revitalization projects. Its 0.367-acre site offers an existing two-unit configuration within an established residential area of the Eastside corridor.
The property is positioned near Downtown San Antonio, the Frost Bank Center, and Eastside revitalization projects. Its 0.367-acre site offers an existing two-unit configuration within an established residential area of the Eastside corridor.
Key Highlights
- Two residential units with separate addresses: 1304 and 1306 S Mesquite
- 1,563 square feet on a 0.367‑acre site
- RM‑4 zoning supports single‑family, duplex, triplex, and four‑unit configurations
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
$17,990
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
4.88%
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%
$359,800
$359.8K
Cap Rate 7%
$257,000
$257.0K
Cap Rate 9%
$199,889
$199.9K
Market Conditions
NOI Build-Up for 1,563 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
$27.2K $17.40/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$25.7K $16.44/SF
− OpEx
−$7.7K −$4.93/SF
NOI
$18.0K $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%
$359,800
Cap Rate 7%
$257,000
Cap Rate 9%
$199,889
Alternative Uses
Best Use
Multifamily LT 5
$257.0K
$224.9K – $299.8K
NOI $17,990 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$228.1K
$199.6K – $266.1K
NOI $15,966 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$398.7K
$348.9K – $465.2K
NOI $27,909 @ 7.0% cap · market cap 7.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
623
Businesses Nearby
Explore this area
Business Placement
Demographics for 78210, TX
33,010
Population
14,410
Households
2.3
Avg Household Size
38
Median Age
16%
College-Educated
76%
High-School Grad
7.3 sq mi
ZIP Area
4,522
Density / Sq Mi
$51,990
Median Household Income
$33,271
Median Earnings
$1,119
Median Rent
$172,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with RM-4 zoning near Downtown San Antonio and the Frost Bank Center.
Where is this duplex located?
The property is located at 1306 mesquite San Antonio, TX.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Two residential units with separate addresses: 1304 and 1306 S Mesquite; 1,563 square feet on a 0.367‑acre site; RM‑4 zoning supports single‑family, duplex, triplex, and four‑unit configurations
