Two-Unit Duplex with Fenced
For Sale
$282,500
1030-1032 Haynes Street, San Marcos, TX 78666
Residential duplex with two-bedroom units, wood flooring, included appliances, and a fenced backyard with mature trees.
Property Size1,400 SF
Price / SF$201.79
Days on Market371
Property Features for 1030-1032 Haynes Street
General Information
Standard status
Active
Size
1,400 SF
Property subtype
Multi-Family / One Story
Zoning
RESIDENTIAL
Net Operating Income
$14,175
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,186
Amenities
original hardwood floors
refrigerator
gas range
dishwasher
washer and dryer
fenced backyard
trees
Ceramic Tile, Wood
Composition
Pre-Owned
Conventional, FHA, VA, Cash
Mature Trees, Level
Building Details
Year Built
1955
Buildings
1
Listing Agency:
Anders Pierce Realty, LLC
Listed By:
Donna West · License #0610988
(214) 843-2515
Source:
Compass
Added: Aug 29, 2025
Changed: Aug 31
Last Checked: Aug 29 at 2:52PM
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 Anders Pierce Realty, LLC
Investment Insights
Based on property information with market context.
Built in 1955, this residential duplex at 1030-1032 Haynes Street includes two units, each with 2 bedrooms. Interior features include original hardwood floors and ceramic tile, while the kitchen includes a refrigerator, gas range, and dishwasher. A washer and dryer in unit 1030 convey with the property. The level, fenced backyard includes mature trees.
The property is in San Marcos, near the San Marcos River at Rio Vista Park, downtown, and Texas State University. Its location off I-35 provides access toward Austin and San Antonio. Residential zoning applies to the property.
The property is in San Marcos, near the San Marcos River at Rio Vista Park, downtown, and Texas State University. Its location off I-35 provides access toward Austin and San Antonio. Residential zoning applies to the property.
Key Highlights
- Two‑unit duplex at 1030‑1032 Haynes Street, San Marcos, TX 78666
- Each unit has 2 bedrooms
- Built in 1955 with original hardwood floors and ceramic tile
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
$23,476
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
8.31%
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%
$469,520
$469.5K
Cap Rate 7%
$335,371
$335.4K
Cap Rate 9%
$260,844
$260.8K
Market Conditions
NOI Build-Up for 1,400 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
$35.3K $25.20/SF
− Vacancy
−$1.7K −$1.24/SF
EGI
$33.5K $23.96/SF
− OpEx
−$10.1K −$7.19/SF
NOI
$23.5K $16.77/SF
Area
Hays County, TX
Vacancy
4.94%
Lease Rate
$25.20 /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%
$469,520
Cap Rate 7%
$335,371
Cap Rate 9%
$260,844
Alternative Uses
Best Use
Multifamily LT 5
$335.4K
$293.5K – $391.3K
NOI $23,476 @ 7.0% cap · market cap 8.31%
Second Best
Apartment 5plus
$306.6K
$268.3K – $357.7K
NOI $21,461 @ 7.0% cap · market cap 7.60%
Theoretical Best
Office A
$585.2K
$512.1K – $682.8K
NOI $40,966 @ 7.0% cap · market cap 14.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,356
Businesses Nearby
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
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 - Residential duplex with two-bedroom units, wood flooring, included appliances, and a fenced backyard with mature trees.
Where is this duplex located?
The property is located at 1030-1032 Haynes Street San Marcos, TX.
What is the asking price?
The asking price for this property is $282,500.
What are key features of this property?
This property features: Two‑unit duplex at 1030‑1032 Haynes Street, San Marcos, TX 78666; Each unit has 2 bedrooms; Built in 1955 with original hardwood floors and ceramic tile
