Two-Unit Duplex with Fenced
For Sale
$330,000
12206 Stoney Spur, San Antonio, TX 78247
Each residence offers two bedrooms, one full bathroom, an open living area, ceramic tile, and laminate flooring.
Property Size2,012 SF
Price / SF$164.02
Days on Market14
Property Features for 12206 Stoney Spur
General Information
Standard status
Active
Size
2,012 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
air conditioning
ceiling fans
laundry hookups
garage
fenced backyard
Building Details
Year Built
1984
Listing Agency:
Crow Realty
Listed By:
Richard Crow
(972) 387-0300
Source:
Shebaramos
Added: Aug 23
Changed: Aug 28
Last Checked: Sep 5 at 9:58AM
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 Crow Realty
Investment Insights
Based on property information with market context.
Built in 1984, this 2,012-square-foot duplex contains two residences with matching bedroom and bathroom counts: each unit has two bedrooms and one full bathroom. Interior features include open living and dining areas, high ceilings, ceiling fans, natural light, ceramic tile and laminate flooring, electric ranges, refrigerators, air conditioning, thermostats, laundry hookups, electric water heaters, and smoke alarms. A garage with an automatic door opener and a fenced backyard add practical utility.
The property is located at 12206 Stoney Spur in San Antonio, within an established neighborhood near schools, shopping, public transportation, and local attractions. Community amenities in the surrounding area include a public park with basketball and tennis courts, sand volleyball, picnic areas, a playground, and a public pool.
The property is located at 12206 Stoney Spur in San Antonio, within an established neighborhood near schools, shopping, public transportation, and local attractions. Community amenities in the surrounding area include a public park with basketball and tennis courts, sand volleyball, picnic areas, a playground, and a public pool.
Key Highlights
- Duplex with two units, each offering 2 bedrooms and 1 full bathroom
- 2,012 square feet; built in 1984
- Open living and dining areas with high ceilings and ceiling fans
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
$23,158
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
7.02%
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%
$463,160
$463.2K
Cap Rate 7%
$330,829
$330.8K
Cap Rate 9%
$257,311
$257.3K
Market Conditions
NOI Build-Up for 2,012 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
$35.0K $17.40/SF
− Vacancy
−$1.9K −$0.96/SF
EGI
$33.1K $16.44/SF
− OpEx
−$9.9K −$4.93/SF
NOI
$23.2K $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%
$463,160
Cap Rate 7%
$330,829
Cap Rate 9%
$257,311
Alternative Uses
Best Use
Multifamily LT 5
$330.8K
$289.5K – $386.0K
NOI $23,158 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$293.6K
$256.9K – $342.5K
NOI $20,552 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$513.2K
$449.1K – $598.8K
NOI $35,926 @ 7.0% cap · market cap 10.89%
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
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 78247, TX
50,876
Population
19,904
Households
2.6
Avg Household Size
38
Median Age
38%
College-Educated
94%
High-School Grad
14.6 sq mi
ZIP Area
3,485
Density / Sq Mi
$89,184
Median Household Income
$45,949
Median Earnings
$1,508
Median Rent
$256,400
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 - Each residence offers two bedrooms, one full bathroom, an open living area, ceramic tile, and laminate flooring.
Where is this duplex located?
The property is located at 12206 Stoney Spur San Antonio, TX.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Duplex with two units, each offering 2 bedrooms and 1 full bathroom; 2,012 square feet; built in 1984; Open living and dining areas with high ceilings and ceiling fans
