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    San Marcos Duplex Investment Opportunity Title is generated by Realmo AI

    1026 Haynes Street, San Marcos, TX 78666

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    For Sale
    $324,900

    MULTI_FAMILY - San Marcos, TX

    Property size:
    1,497 SF
    Lot size:
    0.21 Acres
    Price / SF:
    $217/SF
    Added:
    Apr 10, 2025
    Days on Market:
    416
    Last Refresh:
    May 30 at 1:06 am

    Property Features for 1026 Haynes Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    5
    Rooms
    Bedroom 2, Bedroom 5, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 1
    Interior features
    CeilingFans, ShowerOnly, SeparateShower, TubShower, WindowTreatments, Pantry
    Fencing
    Fenced, Privacy
    Appliances
    Dishwasher, GasCooktop, Disposal, GasRange, MultipleWaterHeaters, Refrigerator, TanklessWaterHeater, SomeGasAppliances, Range
    Standard status
    Active
    APN
    R39259
    Size
    1,497 SF
    Lot size
    0.21 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    RIO VISTA TERRACE #2 57-199 LOT 7 BLK 9 QUINCY LEE ADDN GEO#339820746480
    Tax Annual Amount
    5751

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating)
    Cooling system
    Electric, Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1964
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Tile, Wood
    Building materials
    ShingleSiding
    Roof type
    Composition, Shingle

    We can help!

    Listing Contact
    Justin Herbelin

    Listing agent Justin Herbelin License #0581963

    Listing office Anders Pierce Realty, LLC 480 S Seguin Avenue, New Braunfels, TX

    Listing date Apr 10, 2025

    MLS# 576121 Listing URL

    Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Proven short‑term and long‑term rental income potential.
    • Prime location near San Marcos River, Vista Park, and downtown.
    • Recently renovated duplex.
    • One unit leased through July '26, providing immediate income.
    • Large, fully‑fenced backyards with mature trees.
    • Located in a rapidly growing area near Texas State University.

    Overview

    This multifamily property in San Marcos, Texas, presents an opportunity for residential income and short-term rentals. The property, situated on a 0.2088-acre lot, features a 1497 square feet duplex. One unit is a 3-bedroom, 1-bathroom configuration on a month-to-month lease, while the other is a 2-bedroom, 1-bathroom unit leased through the end of July 2026. The duplex has been recently renovated and is centrally located near the San Marcos River, Vista Park, and the downtown playscape. The property includes large, fully-fenced backyards with a cross-fence separating the units, and mature trees provide shade. This property is positioned as an entry point to the Texas State University area rental market, with potential for increasing rents in a rapidly growing area.

    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 $37.7k $25.20
    − Vacancy −$1.9k −$1.24
    EGI $35.9k $23.96
    − OpEx −$10.8k −$7.19
    NOI $25.1k $16.77
    1,497 SF · lease $25.20/SF/yr · vacancy 4.94% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $358.6K
    $313.8K – $418.4K (±1% cap)
    NOI $25,103 @ 7.0% cap · market cap 7.73%
    Second Best
    Apartment 5plus
    $327.8K
    $286.9K – $382.5K (±1% cap)
    NOI $22,948 @ 7.0% cap · market cap 7.06%
    Theoretical Best
    Office A
    $625.8K
    $547.6K – $730.1K (±1% cap)
    NOI $43,805 @ 7.0% cap · market cap 13.48%
    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 Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    San Marcos
    County
    Hays
    State
    Texas
    Longitude
    -97.928177
    Latitude
    29.882849

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    FAQs

    What type of property is this?
    Duplex - Short-term rental capable duplex near Texas State University.
    Where is this duplex located?
    The property is located at 1026 Haynes Street San Marcos, TX.
    What is the asking price?
    The asking price for this property is $324,900.
    What are key features of this property?
    This property features: Proven short‑term and long‑term rental income potential.; Prime location near San Marcos River, Vista Park, and downtown.; Recently renovated duplex.
    (830) 624-9464
    We can help!
    Listing Contact
    Justin Herbelin
    Real Estate License ID: 0581963
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    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
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