Renovation-Ready
For Sale
$167,000
1116 Gramercy, San Antonio, TX 78201
Two-unit residential property requiring a complete remodel, with potential to retain its duplex layout or convert to one home.
Property Size1,322 SF
Price / SF$126.32
Days on Market32
Property Features for 1116 Gramercy
General Information
Standard status
Active
Size
1,322 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1925
Listing Agency:
Premier Realty Group Platinum
(210) 439-7835
Listed By:
Gabriela Gonzalez
Source:
Shebaramos
Added: Aug 1
Changed: Aug 30
Last Checked: Aug 31 at 7:38PM
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 Premier Realty Group Platinum
Investment Insights
Based on property information with market context.
Built in 1925, this 1,322-square-foot duplex at 1116 Gramercy requires a complete remodel. The property has not been rented in many years and presents a substantial renovation project for a buyer considering either continued duplex use or conversion to a single-family residence.
The property is located in San Antonio’s Beacon Hill area, minutes from downtown, major highways, shopping, dining, and local attractions. Its established residential setting and existing two-unit configuration provide a defined starting point for a full redesign.
The property is located in San Antonio’s Beacon Hill area, minutes from downtown, major highways, shopping, dining, and local attractions. Its established residential setting and existing two-unit configuration provide a defined starting point for a full redesign.
Key Highlights
- 1,322‑square‑foot duplex requiring a complete remodel
- Built in 1925
- Not rented in many years
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
$15,216
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
9.11%
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%
$304,320
$304.3K
Cap Rate 7%
$217,371
$217.4K
Cap Rate 9%
$169,067
$169.1K
Market Conditions
NOI Build-Up for 1,322 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
$23.0K $17.40/SF
− Vacancy
−$1.3K −$0.96/SF
EGI
$21.7K $16.44/SF
− OpEx
−$6.5K −$4.93/SF
NOI
$15.2K $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%
$304,320
Cap Rate 7%
$217,371
Cap Rate 9%
$169,067
Alternative Uses
Best Use
Multifamily LT 5
$217.4K
$190.2K – $253.6K
NOI $15,216 @ 7.0% cap · market cap 9.11%
Second Best
Apartment 5plus
$192.9K
$168.8K – $225.1K
NOI $13,504 @ 7.0% cap · market cap 8.09%
Theoretical Best
Office A
$337.2K
$295.1K – $393.4K
NOI $23,605 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
311
Businesses Nearby
Explore this area
Business Placement
Demographics for 78201, TX
42,005
Population
18,661
Households
2.3
Avg Household Size
39
Median Age
17%
College-Educated
73%
High-School Grad
7.1 sq mi
ZIP Area
5,916
Density / Sq Mi
$46,129
Median Household Income
$30,517
Median Earnings
$1,033
Median Rent
$187,400
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?
Duplex - Two-unit residential property requiring a complete remodel, with potential to retain its duplex layout or convert to one home.
Where is this duplex located?
The property is located at 1116 Gramercy San Antonio, TX.
What is the asking price?
The asking price for this property is $167,000.
What are key features of this property?
This property features: 1,322‑square‑foot duplex requiring a complete remodel; Built in 1925; Not rented in many years
