Duplex Property with Central
For Sale
$675,000
10614 Mathom, Universal City, TX 78148
Multi-Family (2-8 Units), Universal City, TX
Property Size5,684 SF
Lot Size0.23 Acres
Price / SF$118.75
Days on Market121
Property Features for 10614 Mathom
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Salinas
Middle school
Kitty Hawk
High school
Veterans Memorial
Elementary school district
Judson
Middle school district
Judson
High school district
Judson
Subdivision
1600
Standard status
Active
Size
5,684 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
12803
HOA Fee
$550 Semi-Annually
Utilities
Cooling system
Central Air
Building Details
Year built
2007
Listing Agency:
Vortex Realty
(210) 647-6557
Listed By:
Qutub Arastu
(210) 867-7700
Added: May 13
Changed: Aug 20
Last Checked: Sep 10 at 8:06PM
MLS# 1966125
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 5,684-square-foot duplex property was built in 2007 and includes central air conditioning. The two-unit configuration supports residential income use within a 0.234-acre parcel.
The property is located at 10614 Mathom in Universal City, Texas, 78148, in Bexar County. Its established construction date and defined duplex layout provide a straightforward profile for evaluating a small multifamily acquisition.
The property is located at 10614 Mathom in Universal City, Texas, 78148, in Bexar County. Its established construction date and defined duplex layout provide a straightforward profile for evaluating a small multifamily acquisition.
Key Highlights
- Duplex property with 5,684 square feet of building area
- Built in 2007
- 0.234‑acre parcel
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
$59,867
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
8.87%
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%
$1,197,340
$1.2M
Cap Rate 7%
$855,243
$855.2K
Cap Rate 9%
$665,189
$665.2K
Market Conditions
NOI Build-Up for 5,684 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
$92.1K $16.20/SF
− Vacancy
−$6.6K −$1.15/SF
EGI
$85.5K $15.05/SF
− OpEx
−$25.7K −$4.51/SF
NOI
$59.9K $10.53/SF
Area
Bexar County, TX
Vacancy
7.12%
Lease Rate
$16.20 /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%
$1,197,340
Cap Rate 7%
$855,243
Cap Rate 9%
$665,189
Alternative Uses
Best Use
Multifamily LT 5
$855.2K
$748.3K – $997.8K
NOI $59,867 @ 7.0% cap · market cap 8.87%
Second Best
Apartment 5plus
$743.6K
$650.6K – $867.5K
NOI $52,051 @ 7.0% cap · market cap 7.71%
Theoretical Best
Office A
$1.54M
$1.35M – $1.79M
NOI $107,688 @ 7.0% cap · market cap 15.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 78148, TX
21,569
Population
8,597
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
96%
High-School Grad
9.6 sq mi
ZIP Area
2,247
Density / Sq Mi
$75,395
Median Household Income
$40,850
Median Earnings
$1,252
Median Rent
$249,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Two-unit residential income property offering a compact multifamily configuration in Universal City.
Where is this duplex located?
The property is located at 10614 Mathom Universal City, TX.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Duplex property with 5,684 square feet of building area; Built in 2007; 0.234‑acre parcel
