Two-Story
For Sale
$450,000
Pending
525 W MAGNOLIA AVE, San Antonio, TX 78212
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,260 SF
Lot Size0.14 Acres
Days on Market65
Property Features for 525 W MAGNOLIA AVE
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Cotton
High school
Edison
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
0900
Standard status
Pending
Size
2,260 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
7457
Building Details
Year built
1930
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
Listed By:
Ricardo Martinez
(210) 493-3030
Added: Jul 15
Changed: Aug 19
Last Checked: Sep 17 at 12:06AM
MLS# 1962652
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.
Constructed in 1930, this two-story duplex contains 2,260 square feet across two living units. The lower residence has been renovated with updated finishes, a redesigned kitchen, a new bathroom, and an added bedroom with its own new full bathroom. The upper unit has been used as a rental.
The property occupies 0.144 acres at 525 W Magnolia Ave in San Antonio’s Alta Vista area, within Bexar County and ZIP Code 78212. Its configuration provides separate upper- and lower-level living spaces within one residential building.
The property occupies 0.144 acres at 525 W Magnolia Ave in San Antonio’s Alta Vista area, within Bexar County and ZIP Code 78212. Its configuration provides separate upper- and lower-level living spaces within one residential building.
Key Highlights
- Two‑story duplex with two living units
- 2,260 square feet on 0.144 acres
- Lower unit renovated with updated finishes and a redesigned kitchen
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
$26,013
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
5.78%
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%
$520,260
$520.3K
Cap Rate 7%
$371,614
$371.6K
Cap Rate 9%
$289,033
$289.0K
Market Conditions
NOI Build-Up for 2,260 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
$39.3K $17.40/SF
− Vacancy
−$2.2K −$0.96/SF
EGI
$37.2K $16.44/SF
− OpEx
−$11.1K −$4.93/SF
NOI
$26.0K $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%
$520,260
Cap Rate 7%
$371,614
Cap Rate 9%
$289,033
Alternative Uses
Best Use
Multifamily LT 5
$371.6K
$325.2K – $433.6K
NOI $26,013 @ 7.0% cap · market cap 5.78%
Second Best
Apartment 5plus
$329.8K
$288.6K – $384.8K
NOI $23,085 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$576.5K
$504.4K – $672.6K
NOI $40,354 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,116
Businesses Nearby
Explore this area
Business Placement
Demographics for 78212, TX
26,738
Population
13,399
Households
2
Avg Household Size
39
Median Age
39%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
3,875
Density / Sq Mi
$60,222
Median Household Income
$40,037
Median Earnings
$1,084
Median Rent
$299,400
Median Home Value
Check the figures for this property
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 living units include an updated lower residence and an upper unit previously used as a rental.
Where is this duplex located?
The property is located at 525 W MAGNOLIA AVE San Antonio, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑story duplex with two living units; 2,260 square feet on 0.144 acres; Lower unit renovated with updated finishes and a redesigned kitchen
