Two-Unit Duplex with Central
For Sale
$325,000
13136 Los Espanada, San Antonio, TX 78233
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,064 SF
Lot Size0.18 Acres
Price / SF$157.46
Days on Market94
Property Features for 13136 Los Espanada
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Call District
Middle school
Call District
High school
Call District
Subdivision
1500
Standard status
Active
Size
2,064 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
5400
Utilities
Cooling system
Central Air
Building Details
Year built
1983
Listing Agency:
Vortex Realty
(210) 647-6557
Listed By:
Alejandro Espada
(210) 867-7700
Added: May 24
Changed: Aug 20
Last Checked: Aug 25 at 11:06PM
MLS# 1969600
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1983, this duplex contains two residential units totaling approximately 2,064 square feet. Each unit includes two bedrooms and two bathrooms, providing a consistent layout across the property. Central air conditioning serves the building, and the lot measures 0.18 acres.
The property is located at 13136 Los Espanada in San Antonio, Texas 78233. It is identified as one of five duplex properties offered together as a package, with the additional properties referenced by MLS numbers 1969567, 1969599, 1969596, 1969598, and 1969600.
The property is located at 13136 Los Espanada in San Antonio, Texas 78233. It is identified as one of five duplex properties offered together as a package, with the additional properties referenced by MLS numbers 1969567, 1969599, 1969596, 1969598, and 1969600.
Key Highlights
- Two‑unit duplex with approximately 2,064 square feet
- Both units feature 2 bedrooms and 2 bathrooms
- Central air conditioning
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
$23,757
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
7.31%
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%
$475,140
$475.1K
Cap Rate 7%
$339,386
$339.4K
Cap Rate 9%
$263,967
$264.0K
Market Conditions
NOI Build-Up for 2,064 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
$35.9K $17.40/SF
− Vacancy
−$2.0K −$0.96/SF
EGI
$33.9K $16.44/SF
− OpEx
−$10.2K −$4.93/SF
NOI
$23.8K $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%
$475,140
Cap Rate 7%
$339,386
Cap Rate 9%
$263,967
Alternative Uses
Best Use
Multifamily LT 5
$339.4K
$297.0K – $396.0K
NOI $23,757 @ 7.0% cap · market cap 7.31%
Second Best
Apartment 5plus
$301.2K
$263.5K – $351.4K
NOI $21,083 @ 7.0% cap · market cap 6.49%
Theoretical Best
Office A
$526.5K
$460.7K – $614.2K
NOI $36,854 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
555
Businesses Nearby
Explore this area
Business Placement
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
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 - Both residences offer two bedrooms and two bathrooms with central air conditioning.
Where is this duplex located?
The property is located at 13136 Los Espanada San Antonio, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two‑unit duplex with approximately 2,064 square feet; Both units feature 2 bedrooms and 2 bathrooms; Central air conditioning
