Leased Duplex with Private
For Sale
$340,000
1137-1139 Renee Way, Seguin, TX 78155
Two leased units feature flexible layouts, covered patios, garages, and low-maintenance outdoor areas near major regional routes.
Property Size2,446 SF
Price / SF$139
Days on Market301
Property Features for 1137-1139 Renee Way
General Information
Standard status
Active
Size
2,446 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Two Story
Occupancy
100%
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,004
Amenities
Carpeting, Stained Concrete
Composition
Slab
Pre-Owned
Conventional, Cash, Investors OK
Patio Slab, Covered Patio, Double Pane Windows, Unimproved Water Front
Building Details
Year Built
2021
Buildings
1
Tenancy
Multi
Listing Agency:
Marshall Reddick Real Estate
(210) 589-9579
Listed By:
Stephany Caravantes Sanchez · License #0713300
(210) 589-9579
Source:
Compass
Added: Nov 4, 2025
Changed: Aug 31
Last Checked: Aug 29 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.
Built in 2021, this 2,446-square-foot duplex contains two separately configured units, each with 3 bedrooms, 2.5 bathrooms, and a 2-car garage. Both residences include open-concept living areas, granite countertops, stainless steel appliances, and polished concrete flooring on the main level. Upstairs, each layout provides carpeted bedrooms, a primary suite with walk-in closet and ensuite bath, plus a second full bathroom. Covered patios and private fenced backyards add dedicated outdoor space to each unit.
Both units are leased through 2026. The property sits on a quiet cul-de-sac in Seguin, with access to I-10 and Hwy 46, as well as nearby employers and schools. The address is 1137-1139 Renee Way, Seguin, TX 78155.
Both units are leased through 2026. The property sits on a quiet cul-de-sac in Seguin, with access to I-10 and Hwy 46, as well as nearby employers and schools. The address is 1137-1139 Renee Way, Seguin, TX 78155.
Key Highlights
- Two‑unit duplex totaling 2,446 square feet, built in 2021
- Each unit includes 3 bedrooms, 2.5 bathrooms, and a 2‑car garage
- Both units 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
$25,103
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
7.38%
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%
$502,060
$502.1K
Cap Rate 7%
$358,614
$358.6K
Cap Rate 9%
$278,922
$278.9K
Market Conditions
NOI Build-Up for 2,446 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
$39.6K $16.20/SF
− Vacancy
−$3.8K −$1.54/SF
EGI
$35.9K $14.66/SF
− OpEx
−$10.8K −$4.40/SF
NOI
$25.1K $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%
$502,060
Cap Rate 7%
$358,614
Cap Rate 9%
$278,922
Alternative Uses
Best Use
Multifamily LT 5
$358.6K
$313.8K – $418.4K
NOI $25,103 @ 7.0% cap · market cap 7.38%
Second Best
Apartment 5plus
$311.3K
$272.4K – $363.2K
NOI $21,794 @ 7.0% cap · market cap 6.41%
Theoretical Best
Office A
$641.6K
$561.4K – $748.5K
NOI $44,909 @ 7.0% cap · market cap 13.21%
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
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two leased units feature flexible layouts, covered patios, garages, and low-maintenance outdoor areas near major regional routes.
Where is this duplex located?
The property is located at 1137-1139 Renee Way Seguin, TX.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,446 square feet, built in 2021; Each unit includes 3 bedrooms, 2.5 bathrooms, and a 2‑car garage; Both units leased through 2026
