Duplex with Covered
New
For Sale
$190,000
1222 Brighton, San Antonio, TX 78211
Each residence has new appliances, with updated HVAC and PEX plumbing serving the property.
Property Size1,272 SF
Price / SF$149.37
Days on Market4
Property Features for 1222 Brighton
General Information
Standard status
Active
Size
1,272 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
covered patio
Building Details
Year Built
1956
Buildings
1
Listing Agency:
JB Goodwin, REALTORS
Listed By:
Bryan Ryder
(512) 502-7804
Source:
Shebaramos
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 1:33PM
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, built in 1956, contains two residences. Improvements include replaced HVAC systems, PEX plumbing, completed foundation repair, fresh interior paint, and new sheetrock throughout. Both units have new appliances, and a covered patio provides outdoor space.
The property is in San Antonio, near downtown, city parks, and downtown entertainment.
The property is in San Antonio, near downtown, city parks, and downtown entertainment.
Key Highlights
- Two‑unit property totaling 1,272 square feet
- Built in 1956
- Replaced HVAC systems and upgraded PEX plumbing
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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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 - Each residence has new appliances, with updated HVAC and PEX plumbing serving the property.
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: Two‑unit property totaling 1,272 square feet; Built in 1956; Replaced HVAC systems and upgraded PEX plumbing
