Renovated Duplex with Fenced
For Sale
$366,300
1101/1103 Haynes Street, San Marcos, TX 78666
Residential, San Marcos, TX
Property Size1,473 SF
Lot Size0.29 Acres
Price / SF$248.68
Days on Market469
Property Features for 1101/1103 Haynes Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 4, Bedroom 6, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2
Appliances
Dishwasher, ElectricRange, Refrigerator, RangeHood
Subdivision
Rio Vista Terrace #2
Lot features
City Lot, Less Than Quarter Acre
Elementary school district
San Marcos Cisd
Middle school district
San Marcos Cisd
High school district
San Marcos Cisd
Directions
Take Hopkins, right on Riverside and left on Haynes
Standard status
Active
APN
R39293
Size
1,473 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
RIO VISTA TERRACE #2 60-1 LOT 1 BLK 11 QUINCY LEE ADDN GEO#338910746920
Tax Annual Amount
5659
Legal Description
RIO VISTA TERRACE #2 60-1 LOT 1 BLK 11 QUINCY LEE ADDN GEO#338910746920
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
fenced back yard
off street parking
exterior storage building
Building Details
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Wood
Roof type
Composition, Shingle
Architectural style
Craftsman
Listing Agency:
Monica & Company Real Estate
(512) 667-9129
Listed By:
Katie Molina · License #0765560
(512) 618-5871
Added: May 18, 2025
Changed: Aug 28
Last Checked: Aug 29 at 4:06PM
MLS# 578460
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.
Investment Insights
Based on property information with market context.
This duplex at 1101/1103 Haynes Street in San Marcos contains 1,473 square feet on a 0.2856-acre lot. Recent improvements include interior and exterior paint, countertops, flooring, fixtures, and new HVAC systems. Each unit has a fenced backyard, while the property also includes an exterior storage building and off-street parking.
The property is approximately a half-mile walk from the spring-fed San Marcos River and is also within walking distance of Rio Vista Park, the Square, local eateries, and nightlife. Interior features include vinyl and wood flooring, central heating and cooling, dishwashers, electric ranges, refrigerators, and range hoods. Public water service and composition shingle roofing are in place.
The property is approximately a half-mile walk from the spring-fed San Marcos River and is also within walking distance of Rio Vista Park, the Square, local eateries, and nightlife. Interior features include vinyl and wood flooring, central heating and cooling, dishwashers, electric ranges, refrigerators, and range hoods. Public water service and composition shingle roofing are in place.
Key Highlights
- 1,473‑square‑foot duplex on a 0.2856‑acre lot
- Recent updates include paint, countertops, flooring, fixtures, and HVAC systems
- Fenced backyards 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
$24,700
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
6.74%
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%
$494,000
$494.0K
Cap Rate 7%
$352,857
$352.9K
Cap Rate 9%
$274,444
$274.4K
Market Conditions
NOI Build-Up for 1,473 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
$37.1K $25.20/SF
− Vacancy
−$1.8K −$1.24/SF
EGI
$35.3K $23.96/SF
− OpEx
−$10.6K −$7.19/SF
NOI
$24.7K $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%
$494,000
Cap Rate 7%
$352,857
Cap Rate 9%
$274,444
Alternative Uses
Best Use
Multifamily LT 5
$352.9K
$308.8K – $411.7K
NOI $24,700 @ 7.0% cap · market cap 6.74%
Second Best
Apartment 5plus
$322.6K
$282.3K – $376.3K
NOI $22,580 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$615.8K
$538.8K – $718.4K
NOI $43,103 @ 7.0% cap · market cap 11.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
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 - Updated property with off-street parking, outdoor storage, and central air conditioning.
Where is this duplex located?
The property is located at 1101/1103 Haynes Street San Marcos, TX.
What is the asking price?
The asking price for this property is $366,300.
What are key features of this property?
This property features: 1,473‑square‑foot duplex on a 0.2856‑acre lot; Recent updates include paint, countertops, flooring, fixtures, and HVAC systems; Fenced backyards for each unit
