Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Converse Duplex: Investor Opportunity Title is generated by Realmo AI

    8703 & 8705 Pensive, Converse, TX 78109

    View on Map
    Claim this Listing
    For Sale
    $425,000

    MULTI_FAMILY - Converse, TX

    Property size:
    2,684 SF
    Lot size:
    0.21 Acres
    Price / SF:
    $158/SF
    Added:
    May 8, 2026
    Days on Market:
    25
    Last Refresh:
    Jun 1 at 11:06 am

    Property Features for 8703 & 8705 Pensive

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Size
    2,684 SF
    Lot size
    0.21 Acres

    Taxes and HOA fees

    Tax Annual Amount
    9182

    Building Details

    Year built
    2017

    We can help!

    Listing Contact
    Janine Moore
    Janine Moore

    Listing agent Janine Moore

    Listing office Clark Realty & Associates,LLC 8635 Brucks Dr, Converse, TX

    Listing date May 8, 2026

    MLS# 1964873 Listing URL

    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.

    HighLights

    • Duplex: Ideal for investors or owner‑occupants seeking rental income.
    • Two identical units: Each with 3 bedrooms and 2.5 bathrooms.
    • Open floor plan and high ceilings: Creates a spacious living environment.
    • Private fenced yards: Offers outdoor space and privacy for each unit.
    • Granite countertops and ceiling fans: Provides modern features and comfort.
    • Convenient location: Close to major highways and shopping centers.

    Overview

    This duplex presents an opportunity for investors and owner-occupants. The property, located in Converse, TX, features two identical units. Each unit includes 3 bedrooms and 2.5 bathrooms. The units have an open floor plan, high ceilings, spacious bedrooms, granite countertops, ceiling fans, and private fenced yards. The property is situated on a 0.21-acre lot. The total building size is 2684 square feet. Utilities are separately metered for each side of the duplex. The property is conveniently located near major highways and shopping centers in Bexar County.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $43.5k $16.20
    − Vacancy −$3.1k −$1.15
    EGI $40.4k $15.05
    − OpEx −$12.1k −$4.51
    NOI $28.3k $10.53
    2,684 SF · lease $16.20/SF/yr · vacancy 7.12% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $403.8K
    $353.4K – $471.2K (±1% cap)
    NOI $28,269 @ 7.0% cap · market cap 6.65%
    Second Best
    Apartment 5plus
    $351.1K
    $307.2K – $409.7K (±1% cap)
    NOI $24,579 @ 7.0% cap · market cap 5.78%
    Theoretical Best
    Office A
    $726.4K
    $635.6K – $847.5K (±1% cap)
    NOI $50,851 @ 7.0% cap · market cap 11.96%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Converse
    County
    Bexar
    State
    Texas
    Longitude
    -98.315154
    Latitude
    29.498014

    Nearby Similar for Sale

    • $859,900
      4,994 SF

      Renovated Quadruplex in Converse, TX

      Renovated, spacious quadplex with modern amenities in a cul-de-sac.
      10027 VASSO VW, Converse, TX 78109-2775
      View Details
    • $500,000
      4,352 SF

      Converse, TX Fourplex Investment

      Fourplex in Converse, TX with steady occupancy and long-term leases.
      810 STATION ST, Converse, TX 78109
      View Details
    • $365,000
      2,964 SF

      Converse, TX Two-Story Duplex

      Two-story duplex in Converse, TX, near Randolph AFB.
      8710 Vista De Nubes, Converse, TX 78109
      View Details
    • $475,000
      2,522 SF

      Almost New Duplex Near AFB

      Recently renovated duplex near Randolph AFB with income potential.
      7536 Misty Ridge Road, Converse, TX 78109
      View Details
    • $510,000
      2,702 SF

      Income-Producing Duplex in Growing Converse

      Fully leased duplex with income potential and flexible living options.
      9216 Canyon Bend, Converse, TX 78109
      View Details
    • $749,000
      4,785 SF

      Warehouse and Office For Sale

      Warehouse and office property with redevelopment potential in Converse, TX.
      8597 Brucks Dr, Converse, TX
      View Details
    • $1,050,000
      10,600 SF

      Converse Industrial Space with IOS

      10,600 SF industrial space on 0.90 acres for sale.
      8514 Brucks Dr, Converse, TX 78109
      View Details
    • $1,395
      2,850 SF

      Charming Two-Story Duplex in Converse

      Two-story duplex with 3 bedrooms, garage, and fenced backyard.
      7206 COLINA WAY CONVERSE TX 78109, CONVERSE, TX 78109
      View Details
    • Contact for pricing
      38,500 SF

      Multi-Tenant Industrial Property For Sale

      38,500 SF multi-tenant property in San Antonio's Northeast Submarket.
      9092 Green Rd, Converse, TX 78109
      View Details
    • $1,500,000
      8,000 SF

      Converse Commercial Property For Sale

      8,000 SF commercial property in Converse, TX. Investment opportunity.
      9202 Converse Business Ln, Converse, TX
      View Details
    • $2,000,000

      Mixed-Use Property in Converse, TX

      Two buildings with offices, warehouses, and garages on 0.5691 acres.
      101-103 Gibbs Sprawl Rd, Converse, TX
      View Details
    • $400,000
      1,140 SF

      Converse Flex Space For Sale

      Flex space property in Converse, TX, ideal for various uses.
      9483 Kneupper Ln, Converse, TX
      View Details

    FAQs

    What type of property is this?
    Duplex - Duplex with 3 beds, 2.5 baths per unit. Fenced yards.
    Where is this duplex located?
    The property is located at 8703 & 8705 Pensive Converse, TX.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: Duplex: Ideal for investors or owner‑occupants seeking rental income.; Two identical units: Each with 3 bedrooms and 2.5 bathrooms.; Open floor plan and high ceilings: Creates a spacious living environment.
    (210) 655-5355
    We can help!
    Listing Contact
    Janine Moore
    Janine Moore
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    8703 & 8705 Pensive, Converse, TX 78109
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!