Duplex with Fenced
For Sale
$629,000
10802 Mathom Landing, Universal City, TX 78148
A well-maintained duplex offers one vacant unit, private outdoor space, and access to major San Antonio-area corridors.
Property Size5,684 SF
Price / SF$110.66
Days on Market12
Property Features for 10802 Mathom Landing
General Information
Standard status
Active
Size
5,684 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Amenities
private fenced backyard
Building Details
Year Built
2007
Listing Agency:
Deason Realty Solutions, LLC
(210) 662-6000
Listed By:
Anthony Deason
Source:
Kingdomtxrealty
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 28 at 12:30PM
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 Deason Realty Solutions, LLC
Investment Insights
Based on property information with market context.
This well-maintained duplex in Universal City was built in 2007 and includes private, fenced backyard space for each unit. Interior finishes combine durable concrete flooring on the first floor with carpeting upstairs, creating a practical layout for residential occupancy. One unit is currently vacant, while the other provides ongoing rental income, supporting either an owner-occupant arrangement or continued investment use.
The property is near Randolph Air Force Base and The Forum at Olympia Parkway, with access to Loop 1604, I-35, and I-10. It is located within the Judson Independent School District and offers connectivity across the San Antonio metropolitan area. The address is 10802 Mathom Landing, Universal City, TX 78148.
The property is near Randolph Air Force Base and The Forum at Olympia Parkway, with access to Loop 1604, I-35, and I-10. It is located within the Judson Independent School District and offers connectivity across the San Antonio metropolitan area. The address is 10802 Mathom Landing, Universal City, TX 78148.
Key Highlights
- Duplex built in 2007
- One unit currently vacant for immediate occupancy or leasing
- Private fenced backyard provided for each unit
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
$52,051
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
8.28%
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%
$1,041,020
$1.0M
Cap Rate 7%
$743,586
$743.6K
Cap Rate 9%
$578,344
$578.3K
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
$102.3K $18.00/SF
− Vacancy
−$7.7K −$1.35/SF
EGI
$94.6K $16.65/SF
− OpEx
−$42.6K −$7.49/SF
NOI
$52.1K $9.16/SF
Area
Bexar County, TX
Vacancy
7.50%
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%
$1,041,020
Cap Rate 7%
$743,586
Cap Rate 9%
$578,344
Alternative Uses
Best Use
Multifamily LT 5
$855.2K
$748.3K – $997.8K
NOI $59,867 @ 7.0% cap · market cap 9.52%
Second Best
Apartment 5plus
$743.6K
$650.6K – $867.5K
NOI $52,051 @ 7.0% cap · market cap 8.28%
Theoretical Best
Office A
$1.54M
$1.35M – $1.79M
NOI $107,688 @ 7.0% cap · market cap 17.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
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
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 - A well-maintained duplex offers one vacant unit, private outdoor space, and access to major San Antonio-area corridors.
Where is this duplex located?
The property is located at 10802 Mathom Landing Universal City, TX.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: Duplex built in 2007; One unit currently vacant for immediate occupancy or leasing; Private fenced backyard provided for each unit
