Multifamily Property with Rental
For Sale
$549,000
1002 River Oak Dr, Seguin, TX 78155
Two structures provide an updated primary home, an occupied apartment, and flexible additional space for varied residential use.
Property Size2,856 SF
Price / SF$192.23
Days on Market8
Property Features for 1002 River Oak Dr
General Information
Standard status
Active
Size
2,856 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
1 x 4BR/3BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
screened patio
fireplace
workshop room
washer/dryer connections
Building Details
Year Built
1978
Buildings
2
Listing Agency:
Becker Properties, LLC
(210) 478-9417
Listed By:
Sean Blanchard
Source:
Theswinneygroup
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 30 at 8:24PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Becker Properties, LLC
Investment Insights
Based on property information with market context.
This multifamily property at 1002 River Oak Dr includes an updated four-bedroom, three-bath primary residence and a separate two-level structure. The main home features spacious living areas, two primary bedrooms with en-suite baths, two fireplaces, and a screened patio. The property encompasses 2,856 square feet and was built in 1978.
The upper level of the secondary structure contains a 1,200-square-foot apartment with two bedrooms, one bathroom, a full kitchen, living room, and washer/dryer connections. Long-term tenants are in place and willing to remain. The lower level includes a bedroom, full bathroom, bar/kitchen area, washer/dryer connections, workshop room, and an oversized two-vehicle garage suitable for full-size trucks.
The property spans three lots and two addresses. Its Seguin setting is minutes from Max Starcke Park, riverside walking trails, golf, kayaking, and the Guadalupe River. Roofs were recently updated with heavy composition shingles.
The upper level of the secondary structure contains a 1,200-square-foot apartment with two bedrooms, one bathroom, a full kitchen, living room, and washer/dryer connections. Long-term tenants are in place and willing to remain. The lower level includes a bedroom, full bathroom, bar/kitchen area, washer/dryer connections, workshop room, and an oversized two-vehicle garage suitable for full-size trucks.
The property spans three lots and two addresses. Its Seguin setting is minutes from Max Starcke Park, riverside walking trails, golf, kayaking, and the Guadalupe River. Roofs were recently updated with heavy composition shingles.
Key Highlights
- Primary residence includes 4 bedrooms, 3 bathrooms, two en‑suite primary bedrooms, and 2 fireplaces
- Separate upper‑level apartment measures 1,200 square feet with 2 bedrooms and 1 bathroom
- Long‑term tenants are currently in place in the apartment and willing to remain
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
$25,447
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
4.64%
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%
$508,940
$508.9K
Cap Rate 7%
$363,529
$363.5K
Cap Rate 9%
$282,744
$282.7K
Market Conditions
NOI Build-Up for 2,856 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
$51.4K $18.00/SF
− Vacancy
−$5.1K −$1.80/SF
EGI
$46.3K $16.20/SF
− OpEx
−$20.8K −$7.29/SF
NOI
$25.4K $8.91/SF
Area
Guadalupe County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$508,940
Cap Rate 7%
$363,529
Cap Rate 9%
$282,744
Alternative Uses
Best Use
Apartment 5plus
$363.5K
$318.1K – $424.1K
NOI $25,447 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$749.1K
$655.5K – $873.9K
NOI $52,436 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 78155, TX
51,772
Population
21,791
Households
2.4
Avg Household Size
40
Median Age
22%
College-Educated
85%
High-School Grad
355.5 sq mi
ZIP Area
146
Density / Sq Mi
$71,367
Median Household Income
$38,985
Median Earnings
$1,149
Median Rent
$246,000
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?
Multifamily property - Two structures provide an updated primary home, an occupied apartment, and flexible additional space for varied residential use.
Where is this multifamily property located?
The property is located at 1002 River Oak Dr Seguin, TX.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Primary residence includes 4 bedrooms, 3 bathrooms, two en‑suite primary bedrooms, and 2 fireplaces; Separate upper‑level apartment measures 1,200 square feet with 2 bedrooms and 1 bathroom; Long‑term tenants are currently in place in the apartment and willing to remain
