Duplex with Separate Utility
For Sale
$280,000
113 Cox, San Antonio, TX 78223
Multi-Family (2-8 Units), San Antonio, TX
Property Size1,872 SF
Lot Size0.11 Acres
Price / SF$149.57
Days on Market65
Property Features for 113 Cox
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MF-33
Elementary school
Japhet
Middle school
Rogers
High school
Highlands
Elementary school district
San Antonio I.S.D.
Middle school district
San Antonio I.S.D.
High school district
San Antonio I.S.D.
Subdivision
1900
Standard status
Active
Size
1,872 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
2440
Utilities
Cooling system
Central Air
Building Details
Year built
2007
Listing Agency:
All City Real Estate
(210) 625-1459
Listed By:
Marcus Wood · License #0677547
(512) 957-9044
Added: Jul 3
Changed: Aug 19
Last Checked: Sep 5 at 11:06PM
MLS# 1931271
Copyright © 2026 LERA MLS. 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 1,872-square-foot duplex was built in 2007 and includes central air conditioning. Recent work addressed the foundation and plumbing, with additional repair details available through the property information. One residence is occupied, while Unit #1 is vacant and approved by SAHA for leasing.
Separate CPS Energy and SAWS meters serve the units, allowing each residence to be tracked independently for utility management. The property is located in San Antonio near parks and trails, with access to I-37 and I-10 and a short drive to Downtown San Antonio. The MF-33 zoning designation supports the duplex configuration.
Separate CPS Energy and SAWS meters serve the units, allowing each residence to be tracked independently for utility management. The property is located in San Antonio near parks and trails, with access to I-37 and I-10 and a short drive to Downtown San Antonio. The MF-33 zoning designation supports the duplex configuration.
Key Highlights
- 1,872‑square‑foot duplex built in 2007
- One unit occupied; Unit #1 vacant and SAHA approved
- Recent foundation and plumbing work completed
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
$19,212
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
6.86%
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%
$384,240
$384.2K
Cap Rate 7%
$274,457
$274.5K
Cap Rate 9%
$213,467
$213.5K
Market Conditions
NOI Build-Up for 1,872 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
$30.3K $16.20/SF
− Vacancy
−$2.9K −$1.54/SF
EGI
$27.4K $14.66/SF
− OpEx
−$8.2K −$4.40/SF
NOI
$19.2K $10.26/SF
Area
ZIP 78223
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%
$384,240
Cap Rate 7%
$274,457
Cap Rate 9%
$213,467
Alternative Uses
Best Use
Multifamily LT 5
$274.5K
$240.2K – $320.2K
NOI $19,212 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$238.3K
$208.5K – $278.0K
NOI $16,680 @ 7.0% cap · market cap 5.96%
Theoretical Best
Office A
$450.2K
$393.9K – $525.2K
NOI $31,512 @ 7.0% cap · market cap 11.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Explore this area
Business Placement
Demographics for 78223, TX
55,705
Population
22,278
Households
2.5
Avg Household Size
35
Median Age
12%
College-Educated
78%
High-School Grad
40.9 sq mi
ZIP Area
1,362
Density / Sq Mi
$50,352
Median Household Income
$33,762
Median Earnings
$1,054
Median Rent
$156,700
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-unit property with central air and recent foundation and plumbing improvements.
Where is this duplex located?
The property is located at 113 Cox San Antonio, TX.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 1,872‑square‑foot duplex built in 2007; One unit occupied; Unit #1 vacant and SAHA approved; Recent foundation and plumbing work completed
