Duplex with In-Ground
For Sale
$325,000
616 W Agarita, San Antonio, TX 78212
Multi-Family (2-8 Units), San Antonio, TX
Property Size1,350 SF
Lot Size0.14 Acres
Price / SF$240.74
Days on Market106
Property Features for 616 W Agarita
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Elementary school
Cotton
Middle school
Mark Twain
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
Active
Size
1,350 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
6837
Utilities
Cooling system
Central Air
Amenities
in-ground pool
storage building
central air and heat
Building Details
Year built
1924
Listing Agency:
RE/MAX Unlimited · RE/MAX International
(210) 532-8774
Listed By:
Beatrice Briseno · License #443893
(210) 639-8150
Added: May 30
Changed: Sep 5
Last Checked: Sep 12 at 4:06AM
MLS# 1968104
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 1924, this duplex contains 1,350 square feet on a 0.144-acre lot and retains original hardwood flooring and high ceilings. The kitchen and bathroom have been updated, while the interiors have received fresh paint. Central air and heat serve the property, and a recent roof adds to the existing improvements.
Outdoor and accessory features include an in-ground pool and a large storage building. The property is zoned R6 and is located at 616 W Agarita in San Antonio, Texas 78212.
Outdoor and accessory features include an in-ground pool and a large storage building. The property is zoned R6 and is located at 616 W Agarita in San Antonio, Texas 78212.
Key Highlights
- Duplex built in 1924
- 1,350 square feet on a 0.144‑acre lot
- Original hardwood floors and high ceilings
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
$15,539
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
4.78%
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%
$310,780
$310.8K
Cap Rate 7%
$221,986
$222.0K
Cap Rate 9%
$172,656
$172.7K
Market Conditions
NOI Build-Up for 1,350 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
$23.5K $17.40/SF
− Vacancy
−$1.3K −$0.96/SF
EGI
$22.2K $16.44/SF
− OpEx
−$6.7K −$4.93/SF
NOI
$15.5K $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%
$310,780
Cap Rate 7%
$221,986
Cap Rate 9%
$172,656
Alternative Uses
Best Use
Multifamily LT 5
$222.0K
$194.2K – $259.0K
NOI $15,539 @ 7.0% cap · market cap 4.78%
Second Best
Apartment 5plus
$197.0K
$172.4K – $229.8K
NOI $13,790 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$344.4K
$301.3K – $401.8K
NOI $24,105 @ 7.0% cap · market cap 7.42%
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
1,144
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
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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 - Updated kitchen and bathroom complement original hardwood floors, high ceilings, and central air and heat.
Where is this duplex located?
The property is located at 616 W Agarita San Antonio, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Duplex built in 1924; 1,350 square feet on a 0.144‑acre lot; Original hardwood floors and high ceilings
