Single-Story Residential Income
For Sale
$788,950
123 Saint Dennis #123, San Antonio, TX 78209
Corner-unit residence combines updated interiors, private outdoor spaces, and condominium-style amenities in a single-level layout.
Property Size2,545 SF
Price / SF$310
Days on Market136
Property Features for 123 Saint Dennis #123
General Information
Standard status
Active
Size
2,545 SF
Property subtype
Apartment
Units
Unit Mix
1 x 3BR/2.5BA
Multifamily Units
1
Amenities
pool
detached parking garage
fireplace
hardwood floors
private garden patio
built-in bar
Building Details
Building Size
2,545 SF
Year Built
1984
Stories
2
Listing Agency:
Kuper Sotheby's Int'l Realty
Listed By:
Kristy Bradfield Petlin
(210) 827-4537
Source:
Southquest.kw
Added: May 15
Changed: Sep 18
Last Checked: Sep 26 at 3:36AM
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 Kuper Sotheby's Int'l Realty
Investment Insights
Based on property information with market context.
This 2,545-square-foot corner residence offers single-level living with 3 bedrooms, 2.5 baths, hardwood flooring, and two living areas. The updated kitchen and bathrooms are complemented by a built-in bar with two wine refrigerators and a fireplace. The primary suite includes a double-vanity bath, separate tub and shower, and an adjoining room suited to reading or office use. A home gym provides additional flexibility, while the second and third bedrooms open to a private garden patio. Another patio is accessible from the secondary living area.
The home includes a detached parking garage, guest parking, and access to a pool visible from the living room. It is located at 123 Saint Dennis in San Antonio, near Hanley Woods, The Jewelry Store, Cappy's, Cambridge Elementary School, and Central Market. The San Antonio International Airport is 4 miles away, The Pearl is 3 miles away, and The Alamo downtown is 4 miles away. Built in 1984, the property provides a residential configuration within a managed condominium setting.
The home includes a detached parking garage, guest parking, and access to a pool visible from the living room. It is located at 123 Saint Dennis in San Antonio, near Hanley Woods, The Jewelry Store, Cappy's, Cambridge Elementary School, and Central Market. The San Antonio International Airport is 4 miles away, The Pearl is 3 miles away, and The Alamo downtown is 4 miles away. Built in 1984, the property provides a residential configuration within a managed condominium setting.
Key Highlights
- 2,545‑square‑foot single‑level corner residence
- 3 bedrooms and 2.5 baths with two living areas
- Updated kitchen and bathrooms with hardwood 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
$25,997
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
3.30%
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%
$519,940
$519.9K
Cap Rate 7%
$371,386
$371.4K
Cap Rate 9%
$288,856
$288.9K
Market Conditions
NOI Build-Up for 2,545 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
$50.4K $19.80/SF
− Vacancy
−$3.1K −$1.23/SF
EGI
$47.3K $18.57/SF
− OpEx
−$21.3K −$8.36/SF
NOI
$26.0K $10.21/SF
Area
San Antonio, TX
Vacancy
6.20%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$519,940
Cap Rate 7%
$371,386
Cap Rate 9%
$288,856
Alternative Uses
Best Use
Apartment 5plus
$371.4K
$325.0K – $433.3K
NOI $25,997 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$649.2K
$568.0K – $757.4K
NOI $45,443 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,097
Businesses Nearby
Explore this area
Business Placement
Demographics for 78209, TX
42,456
Population
22,771
Households
1.9
Avg Household Size
40
Median Age
62%
College-Educated
96%
High-School Grad
10.2 sq mi
ZIP Area
4,162
Density / Sq Mi
$84,180
Median Household Income
$57,921
Median Earnings
$1,371
Median Rent
$497,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Corner-unit residence combines updated interiors, private outdoor spaces, and condominium-style amenities in a single-level layout.
Where is this residential income property located?
The property is located at 123 Saint Dennis #123 San Antonio, TX.
What is the asking price?
The asking price for this property is $788,950.
What are key features of this property?
This property features: 2,545‑square‑foot single‑level corner residence; 3 bedrooms and 2.5 baths with two living areas; Updated kitchen and bathrooms with hardwood floors
