Two-Story Duplex with Attached
New
For Sale
$510,000
7616 MAGNOLIA VLG, San Antonio, TX 78252
Multi-Family (2-8 Units), San Antonio, TX
Property Size3,040 SF
Lot Size0.12 Acres
Price / SF$167.76
Days on Market4
Property Features for 7616 MAGNOLIA VLG
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Southwest
Middle school
Mc Nair
High school
Southwest
Elementary school district
Southwest I.S.D.
Middle school district
Southwest I.S.D.
High school district
Southwest I.S.D.
Subdivision
2304
Standard status
Active
Size
3,040 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
9920
HOA Fee
$1,000 Annually
Building Details
Year built
2023
Listing Agency:
LPT Realty, LLC
Listed By:
James Nemger
(877) 366-2213
Added: Sep 3
Changed: Sep 5
Last Checked: Sep 6 at 5:06AM
MLS# 2013649
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 2023, this two-story duplex provides 3,040 square feet of living space with 6 bedrooms and 5 bathrooms. The interior follows an open-concept arrangement that connects the living, dining, and kitchen areas, while modern finishes and abundant natural light add to the interior presentation. An attached garage is also included.
The property occupies 0.121 acres in the Magnolia Village community on San Antonio’s West Side. Its location offers access to major highways, shopping, dining, Lackland AFB, and the Alamo Ranch area. The bedroom and bathroom count creates a substantial residential configuration within a duplex format.
The property occupies 0.121 acres in the Magnolia Village community on San Antonio’s West Side. Its location offers access to major highways, shopping, dining, Lackland AFB, and the Alamo Ranch area. The bedroom and bathroom count creates a substantial residential configuration within a duplex format.
Key Highlights
- 3,040 square feet of living space
- 6 bedrooms and 5 bathrooms
- Built in 2023
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
$34,991
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
6.86%
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%
$699,820
$699.8K
Cap Rate 7%
$499,871
$499.9K
Cap Rate 9%
$388,789
$388.8K
Market Conditions
NOI Build-Up for 3,040 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
$52.9K $17.40/SF
− Vacancy
−$2.9K −$0.96/SF
EGI
$50.0K $16.44/SF
− OpEx
−$15.0K −$4.93/SF
NOI
$35.0K $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%
$699,820
Cap Rate 7%
$499,871
Cap Rate 9%
$388,789
Alternative Uses
Best Use
Multifamily LT 5
$499.9K
$437.4K – $583.2K
NOI $34,991 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$443.6K
$388.2K – $517.6K
NOI $31,053 @ 7.0% cap · market cap 6.09%
Theoretical Best
Office A
$775.5K
$678.5K – $904.7K
NOI $54,282 @ 7.0% cap · market cap 10.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 78252, TX
17,156
Population
5,943
Households
2.9
Avg Household Size
30
Median Age
19%
College-Educated
80%
High-School Grad
28.1 sq mi
ZIP Area
611
Density / Sq Mi
$79,635
Median Household Income
$45,526
Median Earnings
$1,825
Median Rent
$242,000
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 - Recently built duplex with flexible bedroom capacity, modern finishes, and convenient access to shopping, dining, and major highways.
Where is this duplex located?
The property is located at 7616 MAGNOLIA VLG San Antonio, TX.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: 3,040 square feet of living space; 6 bedrooms and 5 bathrooms; Built in 2023
