Modern Duplex Near
For Sale
$714,990
125 Dashiell St, San Antonio, TX 78203
Three-story duplex in Denver Heights, near Downtown San Antonio.
Property Size3,540 SF
Price / SF$201.97
Days on Market102
Property Features for 125 Dashiell St
General Information
Standard status
Active
Size
3,540 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$13,937
Listing Agency:
EXP REALTY
(210) 757-9785
Listed By:
Dayton Schrader · License #9002555
(210) 757-9785
Source:
Exprealty
Added: May 19
Changed: Aug 25
Last Checked: Aug 28 at 12:24PM
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 EXP REALTY
Investment Insights
Based on property information with market context.
Located in Denver Heights near the Alamodome, this modern three-story duplex offers a versatile opportunity for owner-occupants, investors, or multi-generational living. The property spans just under 3,600 square feet and features two units. Each unit includes 3 bedrooms, 3 full bathrooms, and a private balcony or terrace. Contemporary finishes throughout include black accent walls, matching cabinetry, and stainless steel appliances, creating a clean and modern aesthetic. The spacious layout provides flexibility for long-term rental income or personal occupancy. The property is located within minutes of Downtown San Antonio, the River Walk, The Alamo, and nearby parks and attractions. Positioned in one of San Antonio’s rapidly developing urban neighborhoods, this property combines modern design, functionality, and a highly convenient location.
Key Highlights
- Prime Location: Denver Heights, near Alamodome, Downtown San Antonio, River Walk, and The Alamo.
- Modern Duplex: Built in 2024 with contemporary finishes and black accent walls.
- Dual Income Potential: Two units, each with 3 bedrooms and 3 bathrooms, suitable for rental or owner‑occupancy.
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
$40,746
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
5.70%
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%
$814,920
$814.9K
Cap Rate 7%
$582,086
$582.1K
Cap Rate 9%
$452,733
$452.7K
Market Conditions
NOI Build-Up for 3,540 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
$61.6K $17.40/SF
− Vacancy
−$3.4K −$0.96/SF
EGI
$58.2K $16.44/SF
− OpEx
−$17.5K −$4.93/SF
NOI
$40.7K $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%
$814,920
Cap Rate 7%
$582,086
Cap Rate 9%
$452,733
Alternative Uses
Best Use
Multifamily LT 5
$582.1K
$509.3K – $679.1K
NOI $40,746 @ 7.0% cap · market cap 5.70%
Second Best
Apartment 5plus
$516.6K
$452.0K – $602.7K
NOI $36,160 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$903.0K
$790.1K – $1.05M
NOI $63,210 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,062
Businesses Nearby
Explore this area
Business Placement
Demographics for 78203, TX
5,872
Population
2,380
Households
2.5
Avg Household Size
35
Median Age
14%
College-Educated
75%
High-School Grad
1.4 sq mi
ZIP Area
4,194
Density / Sq Mi
$34,815
Median Household Income
$28,146
Median Earnings
$989
Median Rent
$139,900
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 - Three-story duplex in Denver Heights, near Downtown San Antonio.
Where is this duplex located?
The property is located at 125 Dashiell St San Antonio, TX.
What is the asking price?
The asking price for this property is $714,990.
What are key features of this property?
This property features: Prime Location: Denver Heights, near Alamodome, Downtown San Antonio, River Walk, and The Alamo.; Modern Duplex: Built in 2024 with contemporary finishes and black accent walls.; Dual Income Potential: Two units, each with 3 bedrooms and 3 bathrooms, suitable for rental or owner‑occupancy.
