Tenant-Occupied Duplex with
For Sale
$360,000
1125 /1127 Stanley Way, Seguin, TX 78155
Both residences offer open layouts, private fenced yards, covered patios, and durable finishes suited to rental operations.
Property Size2,738 SF
Price / SF$131.48
Days on Market27
Property Features for 1125 /1127 Stanley Way
General Information
Standard status
Active
Size
2,738 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Amenities
high ceilings
stained concrete flooring
granite countertops
tray ceilings
en-suite bathrooms with dual vanities
walk-in closets
dedicated laundry areas
modern finishes
private fully fenced backyards
covered patios
Building Details
Year Built
2020
Tenancy
Multi
Listing Agency:
Marshall Reddick Real Estate
(210) 339-2932
Listed By:
Stephany Caravantes Sanchez · License #0713300
Source:
Drialtor
Added: Aug 6
Changed: Aug 31
Last Checked: Aug 30 at 8:27PM
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 Marshall Reddick Real Estate
Investment Insights
Based on property information with market context.
Located at 1125 /1127 Stanley Way in Seguin, this 2020-built duplex contains two tenant-occupied residences. Each unit provides 3 bedrooms, 2 bathrooms, and a 2-car garage, along with an open living and dining arrangement, high ceilings, stained concrete flooring, and a dedicated laundry area. Kitchens include granite countertops and substantial cabinetry.
The primary bedrooms feature tray ceilings, private bathrooms with dual vanities, and walk-in closets. Each residence also includes two secondary bedrooms, a private fully fenced backyard, and a covered patio. The property is positioned near local employers, schools, and major roadways, providing access to the surrounding Seguin area while offering separate residential spaces within one income-producing asset.
The primary bedrooms feature tray ceilings, private bathrooms with dual vanities, and walk-in closets. Each residence also includes two secondary bedrooms, a private fully fenced backyard, and a covered patio. The property is positioned near local employers, schools, and major roadways, providing access to the surrounding Seguin area while offering separate residential spaces within one income-producing asset.
Key Highlights
- Two tenant‑occupied units, each with 3 bedrooms and 2 bathrooms
- Each residence includes a 2‑car garage
- 2020 construction with durable stained concrete flooring in main living areas
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
7.81%
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 7.81%
Second Best
Apartment 5plus
$348.5K
$305.0K – $406.6K
NOI $24,396 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$718.1K
$628.4K – $837.8K
NOI $50,270 @ 7.0% cap · market cap 13.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Both residences offer open layouts, private fenced yards, covered patios, and durable finishes suited to rental operations.
Where is this duplex located?
The property is located at 1125 /1127 Stanley Way Seguin, TX.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: Two tenant‑occupied units, each with 3 bedrooms and 2 bathrooms; Each residence includes a 2‑car garage; 2020 construction with durable stained concrete flooring in main living areas
