Modern Duplex with
For Sale
$379,900
1133 /1135 Renee, Seguin, TX 78155
Two leased residences offer private outdoor space, updated interiors, and convenient access to area employment and schools.
Property Size2,744 SF
Price / SF$138.45
Days on Market40
Property Features for 1133 /1135 Renee
General Information
Standard status
Active
Size
2,744 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
2021
Tenancy
Multi
Listing Agency:
Marshall Reddick Real Estate
(830) 219-2825
Listed By:
Glenn Weaver
Source:
Sarahildebrandaguilera
Added: Jul 25
Changed: Aug 31
Last Checked: Aug 31 at 6:49PM
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.
Built in 2021, this 2,744-square-foot duplex contains two residences with the same functional configuration. Each unit offers three bedrooms, 2.5 bathrooms, a two-car garage, and a fenced backyard. Interior finishes include open main-level living areas, granite countertops, stainless steel appliances, polished concrete floors, carpeted bedrooms, a walk-in closet in the primary suite, and a private primary bathroom. Covered patios add sheltered outdoor space.
The property is positioned in a cul-de-sac in Seguin with access to I-10 and Hwy 46. Major employers and schools are also identified in the surrounding area. Both units are leased through 2026, providing an existing occupancy profile for the next owner.
The property is positioned in a cul-de-sac in Seguin with access to I-10 and Hwy 46. Major employers and schools are also identified in the surrounding area. Both units are leased through 2026, providing an existing occupancy profile for the next owner.
Key Highlights
- 2,744‑square‑foot duplex built in 2021
- Each unit includes 3 bedrooms, 2.5 bathrooms, and a two‑car garage
- Both residences are leased through 2026
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
$28,161
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
7.41%
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%
$563,220
$563.2K
Cap Rate 7%
$402,300
$402.3K
Cap Rate 9%
$312,900
$312.9K
Market Conditions
NOI Build-Up for 2,744 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
$44.5K $16.20/SF
− Vacancy
−$4.2K −$1.54/SF
EGI
$40.2K $14.66/SF
− OpEx
−$12.1K −$4.40/SF
NOI
$28.2K $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%
$563,220
Cap Rate 7%
$402,300
Cap Rate 9%
$312,900
Alternative Uses
Best Use
Multifamily LT 5
$402.3K
$352.0K – $469.4K
NOI $28,161 @ 7.0% cap · market cap 7.41%
Second Best
Apartment 5plus
$349.3K
$305.6K – $407.5K
NOI $24,449 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$719.7K
$629.8K – $839.7K
NOI $50,380 @ 7.0% cap · market cap 13.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
142
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 - Two leased residences offer private outdoor space, updated interiors, and convenient access to area employment and schools.
Where is this duplex located?
The property is located at 1133 /1135 Renee Seguin, TX.
What is the asking price?
The asking price for this property is $379,900.
What are key features of this property?
This property features: 2,744‑square‑foot duplex built in 2021; Each unit includes 3 bedrooms, 2.5 bathrooms, and a two‑car garage; Both residences are leased through 2026
