Renovated Duplex with Historic
For Sale
$485,000
1116 Muncey, San Antonio, TX 78208
Two updated residential units feature private outdoor space, off-street parking, and on-site laundry hookups.
Property Size1,792 SF
Lot Size0.26 Acres
Price / SF$270.65
Days on Market44
Property Features for 1116 Muncey
General Information
Standard status
Active
Size
1,792 SF
Lot size
0.26 Acres
Property subtype
Multi-Family
Zoning
RM-5
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
off-street parking
private outdoor space
on-site laundry hookups
Building Details
Year Built
1925
Listing Agency:
Uriah Real Estate Organization
Listed By:
Uri Uriah · License #9002555
(210) 315-8885
Source:
Theswinneygroup
Added: Jul 25
Changed: Aug 31
Last Checked: Sep 5 at 11:38AM
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 renovated duplex contains 1,792 square feet across two 3-bedroom, 2-bath units. Built in 1925, the property retains historic details including high ceilings and large windows, while updated interiors add granite countertops, stainless steel appliances, and contemporary finishes. Each unit includes private outdoor space and on-site laundry hookups, with off-street parking serving the property.
The duplex sits on a 0.256-acre lot in Government Hill, a historic San Antonio neighborhood near downtown, The Pearl, and the Broadway East San Antonio development. RM-5 zoning and the existing two-unit configuration provide a defined residential income property format, while the lot offers space for potential value-add improvements or future development as supported by the property layout and zoning.
The duplex sits on a 0.256-acre lot in Government Hill, a historic San Antonio neighborhood near downtown, The Pearl, and the Broadway East San Antonio development. RM-5 zoning and the existing two-unit configuration provide a defined residential income property format, while the lot offers space for potential value-add improvements or future development as supported by the property layout and zoning.
Key Highlights
- Two 3‑bedroom, 2‑bath units
- 1,792 square feet in a renovated duplex
- Built in 1925 with high ceilings and large windows
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
$20,626
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
4.25%
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%
$412,520
$412.5K
Cap Rate 7%
$294,657
$294.7K
Cap Rate 9%
$229,178
$229.2K
Market Conditions
NOI Build-Up for 1,792 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
$31.2K $17.40/SF
− Vacancy
−$1.7K −$0.96/SF
EGI
$29.5K $16.44/SF
− OpEx
−$8.8K −$4.93/SF
NOI
$20.6K $11.51/SF
Area
San Antonio, TX
Vacancy
5.50%
Lease Rate
$17.40 /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%
$412,520
Cap Rate 7%
$294,657
Cap Rate 9%
$229,178
Alternative Uses
Best Use
Multifamily LT 5
$294.7K
$257.8K – $343.8K
NOI $20,626 @ 7.0% cap · market cap 4.25%
Second Best
Apartment 5plus
$261.5K
$228.8K – $305.1K
NOI $18,305 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$457.1K
$400.0K – $533.3K
NOI $31,998 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
733
Businesses Nearby
Explore this area
Business Placement
Demographics for 78208, TX
3,874
Population
2,292
Households
1.7
Avg Household Size
35
Median Age
13%
College-Educated
76%
High-School Grad
1.0 sq mi
ZIP Area
3,874
Density / Sq Mi
$23,194
Median Household Income
$26,136
Median Earnings
$894
Median Rent
$125,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two updated residential units feature private outdoor space, off-street parking, and on-site laundry hookups.
Where is this duplex located?
The property is located at 1116 Muncey San Antonio, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath units; 1,792 square feet in a renovated duplex; Built in 1925 with high ceilings and large windows
