12-Unit Historic Apartment
For Sale
$1,380,000
127 W Magnolia Ave, San Antonio, TX 78212
Historic multifamily property with original design details and long-term tenant occupancy.
Property Size11,258 SF
Price / SF$122.58
Days on Market119
Property Features for 127 W Magnolia Ave
General Information
Standard status
Active
Size
11,258 SF
Property subtype
Residential Income
Units
Unit Mix
12 x 2BR/1BA
Multifamily Units
12
Taxes and HOA fees
Annual Taxes
$35,690
Listing Agency:
GIC Properties
(210) 821-1122
Listed By:
Robert Libby
(210) 821-1122
Source:
Exprealty
Added: Apr 16
Changed: Aug 11
Last Checked: Aug 12 at 1:03PM
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 GIC Properties
Investment Insights
Based on property information with market context.
This 11,258-square-foot historic apartment building contains 12 residential units, each configured with two bedrooms and one bathroom. The property occupies a corner lot and retains original design elements and craftsmanship that reflect its architectural character. Long-term tenants and consistent occupancy are established features of the asset.
Located at 127 W Magnolia Ave in San Antonio, the property is within the Monte Vista Historic District. Its historic setting and existing apartment configuration provide a defined multifamily profile, with renovations and modern enhancements identified as potential future work.
Located at 127 W Magnolia Ave in San Antonio, the property is within the Monte Vista Historic District. Its historic setting and existing apartment configuration provide a defined multifamily profile, with renovations and modern enhancements identified as potential future work.
Key Highlights
- 12‑unit apartment building totaling 11,258 square feet
- Each apartment includes 2 bedrooms and 1 bath
- Corner‑lot property in San Antonio’s Monte Vista Historic District
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
$114,998
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
8.33%
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%
$2,299,960
$2.3M
Cap Rate 7%
$1,642,829
$1.6M
Cap Rate 9%
$1,277,756
$1.3M
Market Conditions
NOI Build-Up for 11,258 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
$222.9K $19.80/SF
− Vacancy
−$13.8K −$1.23/SF
EGI
$209.1K $18.57/SF
− OpEx
−$94.1K −$8.36/SF
NOI
$115.0K $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%
$2,299,960
Cap Rate 7%
$1,642,829
Cap Rate 9%
$1,277,756
Alternative Uses
Best Use
Apartment 5plus
$1.64M
$1.44M – $1.92M
NOI $114,998 @ 7.0% cap · market cap 8.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.87M
$2.51M – $3.35M
NOI $201,021 @ 7.0% cap · market cap 14.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
1,253
Businesses Nearby
Explore this area
Business Placement
Demographics for 78212, TX
26,738
Population
13,399
Households
2
Avg Household Size
39
Median Age
39%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
3,875
Density / Sq Mi
$60,222
Median Household Income
$40,037
Median Earnings
$1,084
Median Rent
$299,400
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?
Apartment building - Historic multifamily property with original design details and long-term tenant occupancy.
Where is this apartment building located?
The property is located at 127 W Magnolia Ave San Antonio, TX.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: 12‑unit apartment building totaling 11,258 square feet; Each apartment includes 2 bedrooms and 1 bath; Corner‑lot property in San Antonio’s Monte Vista Historic District
