Charming Duplex Near Downtown San
For Sale
$258,000
4912-4914 Greenwood, San Antonio, TX 78214
MULTI_FAMILY - San Antonio, TX
Property Size1,684 SF
Lot Size0.17 Acres
Price / SF$153.21
Days on Market61
Property Features for 4912-4914 Greenwood
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-6
Elementary school
Call District
Middle school
Call District
High school
Call District
Elementary school district
Harlandale I.S.D
Middle school district
Harlandale I.S.D
High school district
Harlandale I.S.D
Subdivision
2100
Standard status
Active
Size
1,684 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
4921
Building Details
Year built
1925
Listing Agency:
Tree of Life Real Estate Group, LLC
(210) 273-8977
Listed By:
Chris Sandoval
(210) 273-8977
Added: Jun 8
Last Checked: Aug 7 at 10:06AM
MLS# 1953498
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 duplex, located minutes from Downtown San Antonio, presents an investment opportunity. Constructed in 1925, the property features two units, each with 2 bedrooms and 1 bathroom. Each unit includes a private backyard and two dedicated parking spots. The property is located on the growing south side, near the River Walk, with access to dining, entertainment, and cultural attractions. Major highways including I-35, I-37, and Loop 410 are easily accessible. The location is near the historic San Antonio Missions and local parks. Positioned near shopping, schools, and major employment centers, this duplex is also within a short drive to Joint Base San Antonio, including Lackland Air Force Base. The property is zoned R-6 and sits on a 0.172-acre lot. The property size is 1684 square feet.
Key Highlights
- Prime location minutes from Downtown San Antonio and the River Walk.
- Strong income potential as a duplex with two units, each featuring 2 bedrooms and 1 bathroom.
- Convenient access to major highways and proximity to Joint Base San Antonio (Lackland Air Force Base).
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
$19,383
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
7.51%
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%
$387,660
$387.7K
Cap Rate 7%
$276,900
$276.9K
Cap Rate 9%
$215,367
$215.4K
Market Conditions
NOI Build-Up for 1,684 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
$29.3K $17.40/SF
− Vacancy
−$1.6K −$0.96/SF
EGI
$27.7K $16.44/SF
− OpEx
−$8.3K −$4.93/SF
NOI
$19.4K $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%
$387,660
Cap Rate 7%
$276,900
Cap Rate 9%
$215,367
Alternative Uses
Best Use
Multifamily LT 5
$276.9K
$242.3K – $323.1K
NOI $19,383 @ 7.0% cap · market cap 7.51%
Second Best
Apartment 5plus
$245.7K
$215.0K – $286.7K
NOI $17,202 @ 7.0% cap · market cap 6.67%
Theoretical Best
Office A
$429.6K
$375.9K – $501.2K
NOI $30,069 @ 7.0% cap · market cap 11.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Explore this area
Business Placement
Demographics for 78214, TX
22,664
Population
8,447
Households
2.7
Avg Household Size
37
Median Age
9%
College-Educated
69%
High-School Grad
8.3 sq mi
ZIP Area
2,731
Density / Sq Mi
$41,334
Median Household Income
$31,397
Median Earnings
$934
Median Rent
$121,600
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 - Investment opportunity near downtown with income potential and historic charm.
Where is this duplex located?
The property is located at 4912-4914 Greenwood San Antonio, TX.
What is the asking price?
The asking price for this property is $258,000.
What are key features of this property?
This property features: Prime location minutes from Downtown San Antonio and the River Walk.; Strong income potential as a duplex with two units, each featuring 2 bedrooms and 1 bathroom.; Convenient access to major highways and proximity to Joint Base San Antonio (Lackland Air Force Base).
