Updated Duplex with Covered
For Sale
$190,000
1222 BRIGHTON, San Antonio, TX 78211
Multi-Family (2-8 Units), San Antonio, TX
Property Size1,272 SF
Lot Size0.13 Acres
Price / SF$149.37
Days on Market43
Property Features for 1222 BRIGHTON
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Stonewall Elementary
Middle school
Leal
High school
Harlandale
Elementary school district
Harlandale I.S.D
Middle school district
Harlandale I.S.D
High school district
Harlandale I.S.D
Subdivision
2200
Standard status
Active
Size
1,272 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
3540
Utilities
Cooling system
Central Air
Amenities
covered patio
Building Details
Year built
1956
Listing Agency:
JB Goodwin, REALTORS
(210) 581-9050
Listed By:
Bryan Ryder
(512) 502-7804
Added: Jul 31
Changed: Sep 10
Last Checked: Sep 11 at 1:06AM
MLS# 2004500
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 duplex contains 1,272 square feet across two residential units and was built in 1956. Recent improvements include replacement HVAC systems, upgraded PEX plumbing, foundation repair, new sheetrock, and fresh custom interior paint. Each unit includes new appliances, while central air serves the property.
The 0.132-acre property also offers a substantial covered patio for outdoor use. Located at 1222 Brighton in San Antonio, the asset combines a two-unit configuration with extensive updates to major building systems and interior finishes.
The 0.132-acre property also offers a substantial covered patio for outdoor use. Located at 1222 Brighton in San Antonio, the asset combines a two-unit configuration with extensive updates to major building systems and interior finishes.
Key Highlights
- Duplex with 1,272 square feet of property size
- Built in 1956 on a 0.132‑acre lot
- Replacement HVAC systems and central air
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
$14,641
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
7.71%
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%
$292,820
$292.8K
Cap Rate 7%
$209,157
$209.2K
Cap Rate 9%
$162,678
$162.7K
Market Conditions
NOI Build-Up for 1,272 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
$22.1K $17.40/SF
− Vacancy
−$1.2K −$0.96/SF
EGI
$20.9K $16.44/SF
− OpEx
−$6.3K −$4.93/SF
NOI
$14.6K $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%
$292,820
Cap Rate 7%
$209,157
Cap Rate 9%
$162,678
Alternative Uses
Best Use
Multifamily LT 5
$209.2K
$183.0K – $244.0K
NOI $14,641 @ 7.0% cap · market cap 7.71%
Second Best
Apartment 5plus
$185.6K
$162.4K – $216.6K
NOI $12,993 @ 7.0% cap · market cap 6.84%
Theoretical Best
Office A
$324.5K
$283.9K – $378.6K
NOI $22,713 @ 7.0% cap · market cap 11.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
550
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature refreshed systems, new appliances, and central air.
Where is this duplex located?
The property is located at 1222 BRIGHTON San Antonio, TX.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: Duplex with 1,272 square feet of property size; Built in 1956 on a 0.132‑acre lot; Replacement HVAC systems and central air
