Multifamily Property with Two
For Sale
$549,000
1002 RIVER OAK DR, Seguin, TX 78155
Multi-Family (2-8 Units), Seguin, TX
Property Size2,856 SF
Lot Size1.19 Acres
Price / SF$192.23
Days on Market94
Property Features for 1002 RIVER OAK DR
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Seguin
Middle school
Seguin
High school
Seguin
Elementary school district
Seguin
Middle school district
Seguin
High school district
Seguin
Subdivision
2709
Standard status
Active
Size
2,856 SF
Lot size
1.19 Acres
Taxes and HOA fees
Tax Annual Amount
7394
Utilities
Cooling system
Central Air
Amenities
screened patio
fireplace
workshop
Building Details
Year built
1978
Listing Agency:
Becker Properties, LLC
(210) 920-2727
Listed By:
Sean Blanchard
(830) 443-4883
Added: Jun 7
Changed: Sep 2
Last Checked: Sep 8 at 4:06AM
MLS# 1973168
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 multifamily property includes two addresses across three lots totaling 1.185 acres, with 2,856 square feet of property size. The primary residence is a 4-bedroom, 3-bath home with two primary suites, en-suite baths, two fireplaces, central air, and a screened patio. A second structure contains a 1,200-square-foot, 2-bedroom, 1-bath apartment upstairs with a full kitchen, living area, and washer/dryer connections.
The lower level of that structure adds a bedroom, full bathroom, bar/kitchen area, laundry connections, workshop room, and an oversized two-vehicle garage suitable for full-size trucks. Long-term tenants are in place in the apartment and are willing to remain. Roofs have been recently updated with heavy composition shingles. The property is near the Guadalupe River, Max Starcke Park, riverside trails, golf, and kayaking in Seguin, Texas.
The lower level of that structure adds a bedroom, full bathroom, bar/kitchen area, laundry connections, workshop room, and an oversized two-vehicle garage suitable for full-size trucks. Long-term tenants are in place in the apartment and are willing to remain. Roofs have been recently updated with heavy composition shingles. The property is near the Guadalupe River, Max Starcke Park, riverside trails, golf, and kayaking in Seguin, Texas.
Key Highlights
- Two addresses across three lots totaling 1.185 acres
- 2,856 square feet of property size
- Updated 4‑bedroom, 3‑bath primary residence with two primary suites
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
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, a separate apartment, and adaptable lower-level space.
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: Two addresses across three lots totaling 1.185 acres; 2,856 square feet of property size; Updated 4‑bedroom, 3‑bath primary residence with two primary suites
