Updated Duplex with Covered
For Sale
$199,990
1222 Brighton, San Antonio, TX 78211
Two-unit property with renovated systems, fresh interior finishes, new appliances, and a substantial covered outdoor area.
Property Size1,272 SF
Price / SF$157.22
Days on Market38
Property Features for 1222 Brighton
General Information
Standard status
Active
Size
1,272 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,539
Amenities
covered patio
Building Details
Buildings
1
Listing Agency:
JB Goodwin, REALTORS
(210) 581-9050
Listed By:
Bryan Ryder
(512) 644-4102
Source:
Exprealty
Added: Jul 30
Changed: Aug 20
Last Checked: Sep 5 at 10:24AM
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 JB Goodwin, REALTORS
Investment Insights
Based on property information with market context.
This 1,272-square-foot duplex has undergone extensive system and interior updates. HVAC equipment has been replaced, plumbing lines have been upgraded to PEX, and foundation repairs are complete. The interiors include finished sheetrock and fresh paint, while both units are equipped with new appliances.
A large covered patio adds usable outdoor space for occupants. The property is located in San Antonio with access to downtown and several parks within walking distance, according to the provided property information.
A large covered patio adds usable outdoor space for occupants. The property is located in San Antonio with access to downtown and several parks within walking distance, according to the provided property information.
Key Highlights
- 1,272‑square‑foot duplex in San Antonio
- HVAC systems fully replaced
- Plumbing lines upgraded to PEX
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
7.32%
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 7.32%
Second Best
Apartment 5plus
$185.6K
$162.4K – $216.6K
NOI $12,993 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$324.5K
$283.9K – $378.6K
NOI $22,713 @ 7.0% cap · market cap 11.36%
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
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
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-unit property with renovated systems, fresh interior finishes, new appliances, and a substantial covered outdoor area.
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 $199,990.
What are key features of this property?
This property features: 1,272‑square‑foot duplex in San Antonio; HVAC systems fully replaced; Plumbing lines upgraded to PEX
