Turnkey Duplex
For Sale
$437,000
1100-1102 Stanley Way, Seguin, TX 78155
Spacious duplex with two 3-bedroom, 2-bath units, each with private entry, kitchen, and attached garage.
Property Size2,738 SF
Price / SF$159.61
Days on Market185
Property Features for 1100-1102 Stanley Way
General Information
Standard status
Active
Size
2,738 SF
Property subtype
Multi-Family / One Story
Zoning
RES
Net Operating Income
$16,000
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,604
Amenities
Stained Concrete
Composition
Slab
Conventional, FHA, VA, 1st Seller Carry, Cash
Covered Patio
Building Details
Year Built
2019
Listing Agency:
Uriah Real Estate Organization
(210) 852-6857
Listed By:
Jennifer Corpus · License #TX 804877
(210) 852-6857
Source:
Compass
Added: Feb 28
Changed: Aug 8
Last Checked: Jul 23 at 3:27AM
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 Uriah Real Estate Organization
Investment Insights
Based on property information with market context.
This turnkey duplex includes two identical residential units. Each unit offers three bedrooms and two bathrooms, with its own kitchen, private entryway, family room, and utility room. Both living areas feature open-concept layout elements and soaring 11-foot ceilings, along with recessed lighting, granite countertops, and 42-inch cabinetry in the kitchen. The primary bedrooms include tray ceilings and en-suite bathrooms with dual sinks. The property also benefits from brand-new AC systems, and each unit has an attached garage.
The duplex is located just minutes from retail and dining, with access to major highways.
One unit is currently tenant-occupied for immediate rental income, while the other is move-in ready.
The duplex is located just minutes from retail and dining, with access to major highways.
One unit is currently tenant-occupied for immediate rental income, while the other is move-in ready.
Key Highlights
- Duplex built in 2019 with 2 identical units, each offering 3 bedrooms and 2 bathrooms
- Each unit has its own kitchen, private entryway, family room, utility room, and attached garage
- 11‑foot ceilings in the living room and kitchen, with stained concrete flooring
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
$28,099
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
6.43%
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%
$561,980
$562.0K
Cap Rate 7%
$401,414
$401.4K
Cap Rate 9%
$312,211
$312.2K
Market Conditions
NOI Build-Up for 2,738 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
$44.4K $16.20/SF
− Vacancy
−$4.2K −$1.54/SF
EGI
$40.1K $14.66/SF
− OpEx
−$12.0K −$4.40/SF
NOI
$28.1K $10.26/SF
Area
Guadalupe County, TX
Vacancy
9.50%
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%
$561,980
Cap Rate 7%
$401,414
Cap Rate 9%
$312,211
Alternative Uses
Best Use
Multifamily LT 5
$401.4K
$351.2K – $468.3K
NOI $28,099 @ 7.0% cap · market cap 6.43%
Second Best
Apartment 5plus
$348.5K
$305.0K – $406.6K
NOI $24,396 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$718.1K
$628.4K – $837.8K
NOI $50,270 @ 7.0% cap · market cap 11.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
13
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?
Duplex - Spacious duplex with two 3-bedroom, 2-bath units, each with private entry, kitchen, and attached garage.
Where is this duplex located?
The property is located at 1100-1102 Stanley Way Seguin, TX.
What is the asking price?
The asking price for this property is $437,000.
What are key features of this property?
This property features: Duplex built in 2019 with 2 identical units, each offering 3 bedrooms and 2 bathrooms; Each unit has its own kitchen, private entryway, family room, utility room, and attached garage; 11‑foot ceilings in the living room and kitchen, with stained concrete flooring
