Three-Bedroom Duplex with
For Sale
$504,000
2706 Lake Louise Dr, San Antonio, TX 78228
Two mirrored units offer open living areas, private backyards, and flexible space for an office or additional household use.
Property Size3,071 SF
Price / SF$164.12
Days on Market41
Property Features for 2706 Lake Louise Dr
General Information
Standard status
Active
Size
3,071 SF
Total Parking Spaces
2
Property subtype
Residential Income
Occupancy
50%
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,093
Amenities
private backyard
Listing Agency:
Keller Williams Heritage
(210) 389-4487
Listed By:
Liza Reyes
(210) 389-4487
Source:
Exprealty
Added: Jul 23
Changed: Aug 28
Last Checked: Aug 31 at 7:10PM
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 Keller Williams Heritage
Investment Insights
Based on property information with market context.
This 3,071-square-foot duplex contains two mirrored units, each with three bedrooms, two full baths, one half bath, and an oversized one-car garage. Both residences feature open-concept interiors with large living rooms, spacious kitchens, breakfast bars, dining areas, abundant windows, and room for a home office, children’s area, or other flex use. Each unit also includes a private backyard, and both are described as being in excellent condition. One unit is currently leased.
The property occupies a corner location on Ingram Rd near Loop 410, with access to Loop 410 and IH 10. The surrounding area includes Lackland AFB, Kelly Field, SeaWorld, shopping, dining, and major employers. Land behind the privacy fence is included and may support consideration of a third unit, subject to zoning and development requirements.
The property occupies a corner location on Ingram Rd near Loop 410, with access to Loop 410 and IH 10. The surrounding area includes Lackland AFB, Kelly Field, SeaWorld, shopping, dining, and major employers. Land behind the privacy fence is included and may support consideration of a third unit, subject to zoning and development requirements.
Key Highlights
- Two‑unit duplex totaling 3,071 square feet
- Each unit has 3 bedrooms, 2 full baths, and 1 half bath
- Oversized 1‑car garage provided for each unit
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
$35,348
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
7.01%
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%
$706,960
$707.0K
Cap Rate 7%
$504,971
$505.0K
Cap Rate 9%
$392,756
$392.8K
Market Conditions
NOI Build-Up for 3,071 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
$53.4K $17.40/SF
− Vacancy
−$2.9K −$0.96/SF
EGI
$50.5K $16.44/SF
− OpEx
−$15.1K −$4.93/SF
NOI
$35.3K $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%
$706,960
Cap Rate 7%
$504,971
Cap Rate 9%
$392,756
Alternative Uses
Best Use
Multifamily LT 5
$505.0K
$441.9K – $589.1K
NOI $35,348 @ 7.0% cap · market cap 7.01%
Second Best
Apartment 5plus
$448.1K
$392.1K – $522.8K
NOI $31,370 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$783.4K
$685.4K – $913.9K
NOI $54,835 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Explore this area
Business Placement
Demographics for 78228, TX
56,369
Population
21,397
Households
2.6
Avg Household Size
37
Median Age
14%
College-Educated
74%
High-School Grad
10.9 sq mi
ZIP Area
5,171
Density / Sq Mi
$50,865
Median Household Income
$30,811
Median Earnings
$1,004
Median Rent
$164,700
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 mirrored units offer open living areas, private backyards, and flexible space for an office or additional household use.
Where is this duplex located?
The property is located at 2706 Lake Louise Dr San Antonio, TX.
What is the asking price?
The asking price for this property is $504,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,071 square feet; Each unit has 3 bedrooms, 2 full baths, and 1 half bath; Oversized 1‑car garage provided for each unit
