Updated Duplex with
For Sale
$224,950
1222 Gardina, San Antonio, TX 78201
Two residential units offer refreshed finishes, electrical improvements, and included kitchen appliances.
Property Size1,296 SF
Price / SF$173.57
Days on Market15
Property Features for 1222 Gardina
General Information
Standard status
Active
Size
1,296 SF
Property subtype
Multi-Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Building Details
Year Built
1966
Listing Agency:
Alamo Real Estate Brokers
Listed By:
Michael Guerrero
(210) 415-3010
Source:
Theswinneygroup
Added: Aug 20
Changed: Aug 29
Last Checked: Sep 1 at 10:42PM
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 Alamo Real Estate Brokers
Investment Insights
Based on property information with market context.
This 1,296-square-foot duplex, built in 1966, includes two residential units with recent interior updates. Improvements include new flooring and carpet, refinished wood floors, refreshed bathroom fixtures, and updated electrical sub-panels with new switches, outlets, and fixtures. Each unit is equipped with a refrigerator and gas stove.
The property is located at 1222 Gardina in San Antonio, Texas, and sits along a major bus line. The lot is described as large enough to accommodate a second structure, offering additional configuration potential. Both units have received soft remodel updates while retaining refinished wood flooring in portions of the interiors.
The property is located at 1222 Gardina in San Antonio, Texas, and sits along a major bus line. The lot is described as large enough to accommodate a second structure, offering additional configuration potential. Both units have received soft remodel updates while retaining refinished wood flooring in portions of the interiors.
Key Highlights
- 1,296‑square‑foot duplex with two residential units
- Built in 1966
- New flooring and carpet, plus refinished wood floors
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
$14,917
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
6.63%
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%
$298,340
$298.3K
Cap Rate 7%
$213,100
$213.1K
Cap Rate 9%
$165,744
$165.7K
Market Conditions
NOI Build-Up for 1,296 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
$22.6K $17.40/SF
− Vacancy
−$1.2K −$0.96/SF
EGI
$21.3K $16.44/SF
− OpEx
−$6.4K −$4.93/SF
NOI
$14.9K $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%
$298,340
Cap Rate 7%
$213,100
Cap Rate 9%
$165,744
Alternative Uses
Best Use
Multifamily LT 5
$213.1K
$186.5K – $248.6K
NOI $14,917 @ 7.0% cap · market cap 6.63%
Second Best
Apartment 5plus
$189.1K
$165.5K – $220.6K
NOI $13,238 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$330.6K
$289.3K – $385.7K
NOI $23,141 @ 7.0% cap · market cap 10.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,135
Businesses Nearby
Explore this area
Business Placement
Demographics for 78201, TX
42,005
Population
18,661
Households
2.3
Avg Household Size
39
Median Age
17%
College-Educated
73%
High-School Grad
7.1 sq mi
ZIP Area
5,916
Density / Sq Mi
$46,129
Median Household Income
$30,517
Median Earnings
$1,033
Median Rent
$187,400
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 - Two residential units offer refreshed finishes, electrical improvements, and included kitchen appliances.
Where is this duplex located?
The property is located at 1222 Gardina San Antonio, TX.
What is the asking price?
The asking price for this property is $224,950.
What are key features of this property?
This property features: 1,296‑square‑foot duplex with two residential units; Built in 1966; New flooring and carpet, plus refinished wood floors
