Duplex with Private
For Sale
$504,000
2706 Lake Louise, San Antonio, TX 78228
Multi-Family (2-8 Units), San Antonio, TX
Property Size3,071 SF
Lot Size0.37 Acres
Price / SF$164.12
Days on Market43
Property Features for 2706 Lake Louise
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RM-4
Elementary school
Villarreal
Middle school
Ross Sul
High school
Holmes Oliver W
Elementary school district
Northside
Middle school district
Northside
High school district
Northside
Subdivision
0800
Standard status
Active
Size
3,071 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Annual Amount
10094
Utilities
Cooling system
Central Air
Building Details
Year built
2019
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
(210) 493-3030
Listed By:
Liza Reyes
(210) 389-4487
Added: Jul 24
Changed: Aug 19
Last Checked: Sep 4 at 6:06AM
MLS# 2002761
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.
Built in 2019, this 3,071-square-foot duplex contains two matching residences, each with three bedrooms, two full bathrooms, one half bathroom, and an oversized one-car garage. Both units feature open living areas, large kitchens with breakfast bars, dining spaces, abundant windows, and room for office, children’s, or flexible use. Central air serves the property, and each residence has its own private backyard. One unit is currently leased.
The property includes 0.373 acres and is zoned RM-4. Rear land beyond the privacy fence is included, with the source information identifying potential for a third unit subject to verification of zoning and development requirements. The property offers access to Loop 410 and IH 10, with Lackland AFB, Kelly Field, SeaWorld, shopping, dining, and major employers in the surrounding area.
The property includes 0.373 acres and is zoned RM-4. Rear land beyond the privacy fence is included, with the source information identifying potential for a third unit subject to verification of zoning and development requirements. The property offers access to Loop 410 and IH 10, with Lackland AFB, Kelly Field, SeaWorld, shopping, dining, and major employers in the surrounding area.
Key Highlights
- Two matching units, each with 3 bedrooms, 2 full baths, 1 half bath, and an oversized 1‑car garage
- 3,071‑square‑foot duplex on 0.373 acres
- Built in 2019 with central air conditioning
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
$35,348
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
7.01%
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%
$706,960
$707.0K
Cap Rate 7%
$504,971
$505.0K
Cap Rate 9%
$392,756
$392.8K
Market Conditions
NOI Build-Up for 3,071 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
$53.4K $17.40/SF
− Vacancy
−$2.9K −$0.96/SF
EGI
$50.5K $16.44/SF
− OpEx
−$15.1K −$4.93/SF
NOI
$35.3K $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%
$706,960
Cap Rate 7%
$504,971
Cap Rate 9%
$392,756
Alternative Uses
Best Use
Multifamily LT 5
$505.0K
$441.9K – $589.1K
NOI $35,348 @ 7.0% cap · market cap 7.01%
Second Best
Apartment 5plus
$448.1K
$392.1K – $522.8K
NOI $31,370 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$783.4K
$685.4K – $913.9K
NOI $54,835 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Explore this area
Business Placement
Demographics for 78228, TX
56,369
Population
21,397
Households
2.6
Avg Household Size
37
Median Age
14%
College-Educated
74%
High-School Grad
10.9 sq mi
ZIP Area
5,171
Density / Sq Mi
$50,865
Median Household Income
$30,811
Median Earnings
$1,004
Median Rent
$164,700
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 - Two mirrored units provide open layouts, attached garages, and private outdoor areas.
Where is this duplex located?
The property is located at 2706 Lake Louise San Antonio, TX.
What is the asking price?
The asking price for this property is $504,000.
What are key features of this property?
This property features: Two matching units, each with 3 bedrooms, 2 full baths, 1 half bath, and an oversized 1‑car garage; 3,071‑square‑foot duplex on 0.373 acres; Built in 2019 with central air conditioning
