New Construction
For Sale
$499,000
8619 Valentina Way, San Antonio, TX 78245
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,486 SF
Lot Size0.13 Acres
Price / SF$200.72
Days on Market50
Property Features for 8619 Valentina Way
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Elementary school
Meadow Village
Middle school
Call District
High school
Call District
Elementary school district
Northside
Middle school district
Northside
High school district
Northside
Subdivision
0200
Standard status
Active
Size
2,486 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
2862
HOA Fee
$1,200 Annually
Utilities
Cooling system
Central Air
Building Details
Year built
2023
Listing Agency:
Homecity Real Estate
(210) 826-5300
Listed By:
Veronica Bayer · License #0596415
(210) 262-3570
Added: Jul 10
Changed: Aug 25
Last Checked: Aug 28 at 8:06PM
MLS# 1958664
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 2,486-square-foot duplex is under construction and was built in 2023. The residence offers an open floor plan with high ceilings, ceramic flooring, abundant natural light, and a downstairs guest bath. The kitchen includes an island or breakfast bar, granite countertops, and stainless-steel appliances. Upstairs, the primary suite has a tray ceiling and full bath, accompanied by two additional bedrooms and another full bathroom. A fenced backyard, one-car garage, and separate parking pad complete the property.
The property is in San Antonio, with access to major highways 410, 151, and 1604. It is also located near Lackland AFB, downtown, shopping, and restaurants. Central air conditioning is installed, and the construction status supports a new-build presentation for both investment and owner-occupancy consideration.
The property is in San Antonio, with access to major highways 410, 151, and 1604. It is also located near Lackland AFB, downtown, shopping, and restaurants. Central air conditioning is installed, and the construction status supports a new-build presentation for both investment and owner-occupancy consideration.
Key Highlights
- Duplex totaling 2,486 square feet
- Under construction; year built 2023
- 3 BED/2.5 BATH open floorplan with 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
$26,049
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
5.22%
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%
$520,980
$521.0K
Cap Rate 7%
$372,129
$372.1K
Cap Rate 9%
$289,433
$289.4K
Market Conditions
NOI Build-Up for 2,486 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
$39.4K $15.84/SF
− Vacancy
−$2.2K −$0.87/SF
EGI
$37.2K $14.97/SF
− OpEx
−$11.2K −$4.49/SF
NOI
$26.0K $10.48/SF
Area
ZIP 78245
Vacancy
5.50%
Lease Rate
$15.84 /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%
$520,980
Cap Rate 7%
$372,129
Cap Rate 9%
$289,433
Alternative Uses
Best Use
Multifamily LT 5
$372.1K
$325.6K – $434.2K
NOI $26,049 @ 7.0% cap · market cap 5.22%
Second Best
Apartment 5plus
$345.1K
$302.0K – $402.7K
NOI $24,160 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$634.1K
$554.9K – $739.8K
NOI $44,390 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
707
Businesses Nearby
Explore this area
Business Placement
Demographics for 78245, TX
93,031
Population
32,219
Households
2.9
Avg Household Size
31
Median Age
26%
College-Educated
91%
High-School Grad
35.2 sq mi
ZIP Area
2,643
Density / Sq Mi
$87,890
Median Household Income
$43,165
Median Earnings
$1,563
Median Rent
$241,500
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 - Under-construction duplex with open living areas, fenced backyard, garage parking, and contemporary interior finishes.
Where is this duplex located?
The property is located at 8619 Valentina Way San Antonio, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Duplex totaling 2,486 square feet; Under construction; year built 2023; 3 BED/2.5 BATH open floorplan with high ceilings
