New Construction Duplex with
For Sale
$590,000
114 Packard Street, San Antonio, TX 78211
Two-level residences offer open living areas, included appliances, private suites, and fenced outdoor space.
Property Size2,904 SF
Price / SF$203.17
Days on Market295
Property Features for 114 Packard Street
General Information
Standard status
Active
Size
2,904 SF
Total Parking Spaces
2
Property subtype
Multi-Family / Two Story
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,371
Amenities
Carpeting, Ceramic Tile, Vinyl
Composition
Slab
New
Conventional, VA, Cash
Cable TV Available, Level
Building Details
Year Built
2023
Buildings
1
Listing Agency:
Phyllis Browning Company
Listed By:
Polo Gutierrez
(210) 464-4521
Source:
Compass
Added: Nov 12, 2025
Changed: Aug 29
Last Checked: Aug 29 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 Phyllis Browning Company
Investment Insights
Based on property information with market context.
Completed in 2023, this duplex contains 2,904 square feet across two residential units. Each residence offers three bedrooms, two-and-a-half bathrooms, and a two-level layout with an open kitchen, living, and dining area on the main floor. A primary suite with a private bathroom provides separation from the additional bedrooms upstairs.
Both units include a refrigerator, stove, and microwave, along with a one-car garage and a fenced backyard. Interior finishes include carpeting, ceramic tile, and vinyl. The property is located on Packard Street in San Antonio, with cable TV available and level site conditions.
Both units include a refrigerator, stove, and microwave, along with a one-car garage and a fenced backyard. Interior finishes include carpeting, ceramic tile, and vinyl. The property is located on Packard Street in San Antonio, with cable TV available and level site conditions.
Key Highlights
- 2,904‑square‑foot duplex completed in 2023
- Each unit includes 3 bedrooms and 2.5 bathrooms
- Open kitchen, living, and dining arrangement on the main level
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
$33,425
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
5.67%
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%
$668,500
$668.5K
Cap Rate 7%
$477,500
$477.5K
Cap Rate 9%
$371,389
$371.4K
Market Conditions
NOI Build-Up for 2,904 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
$50.5K $17.40/SF
− Vacancy
−$2.8K −$0.96/SF
EGI
$47.8K $16.44/SF
− OpEx
−$14.3K −$4.93/SF
NOI
$33.4K $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%
$668,500
Cap Rate 7%
$477,500
Cap Rate 9%
$371,389
Alternative Uses
Best Use
Multifamily LT 5
$477.5K
$417.8K – $557.1K
NOI $33,425 @ 7.0% cap · market cap 5.67%
Second Best
Apartment 5plus
$423.8K
$370.8K – $494.4K
NOI $29,664 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$740.8K
$648.2K – $864.2K
NOI $51,853 @ 7.0% cap · market cap 8.79%
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
488
Businesses Nearby
Explore this area
Business Placement
Demographics for 78211, TX
29,976
Population
10,516
Households
2.9
Avg Household Size
35
Median Age
7%
College-Educated
63%
High-School Grad
10.2 sq mi
ZIP Area
2,939
Density / Sq Mi
$54,279
Median Household Income
$30,109
Median Earnings
$1,047
Median Rent
$110,200
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-level residences offer open living areas, included appliances, private suites, and fenced outdoor space.
Where is this duplex located?
The property is located at 114 Packard Street San Antonio, TX.
What is the asking price?
The asking price for this property is $590,000.
What are key features of this property?
This property features: 2,904‑square‑foot duplex completed in 2023; Each unit includes 3 bedrooms and 2.5 bathrooms; Open kitchen, living, and dining arrangement on the main level
