Updated Duplex with Two
For Sale
$324,900
1103 Hillyer St, San Marcos, TX 78666
Two-bedroom units with recent renovations, separate living spaces, and one unit currently available for rent.
Property Size1,760 SF
Price / SF$184.60
Days on Market58
Property Features for 1103 Hillyer St
General Information
Standard status
Active
Size
1,760 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1996
Listing Agency:
Clark Real Estate Agency
Listed By:
Richard Clark (512) 470-9955 · License #0558014
(512) 470-9955
Source:
Homeguidecentraltexas
Added: Jul 23
Changed: Sep 5
Last Checked: Sep 18 at 7:32AM
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 Clark Real Estate Agency
Investment Insights
Based on property information with market context.
This 1,760-square-foot duplex, built in 1996, contains two separate two-bedroom, one-bath residences. The property has received a new roof and exterior paint in 2025, while both units are finished without carpet. Unit B was extensively remodeled in 2025 with wood-look flooring, granite kitchen countertops, updated fixtures, and fresh interior paint. Unit A also includes wood-look flooring, fresh interior paint, and a front deck, and is currently available for rent.
The duplex sits on a private driveway in San Marcos, near Wonder World Park. Its two-unit layout supports either continued rental use or owner occupancy of one residence alongside a tenant in the other. An adjacent duplex lot is also offered for sale.
The duplex sits on a private driveway in San Marcos, near Wonder World Park. Its two-unit layout supports either continued rental use or owner occupancy of one residence alongside a tenant in the other. An adjacent duplex lot is also offered for sale.
Key Highlights
- Two 2‑bedroom, 1‑bath units within a 1,760‑square‑foot duplex
- New roof and exterior paint completed in 2025
- Unit B remodeled in 2025 with granite countertops and updated fixtures
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
$29,513
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
9.08%
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%
$590,260
$590.3K
Cap Rate 7%
$421,614
$421.6K
Cap Rate 9%
$327,922
$327.9K
Market Conditions
NOI Build-Up for 1,760 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
$44.4K $25.20/SF
− Vacancy
−$2.2K −$1.24/SF
EGI
$42.2K $23.96/SF
− OpEx
−$12.6K −$7.19/SF
NOI
$29.5K $16.77/SF
Area
Hays County, TX
Vacancy
4.94%
Lease Rate
$25.20 /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%
$590,260
Cap Rate 7%
$421,614
Cap Rate 9%
$327,922
Alternative Uses
Best Use
Multifamily LT 5
$421.6K
$368.9K – $491.9K
NOI $29,513 @ 7.0% cap · market cap 9.08%
Second Best
Apartment 5plus
$385.4K
$337.2K – $449.7K
NOI $26,979 @ 7.0% cap · market cap 8.30%
Theoretical Best
Office A
$735.7K
$643.8K – $858.4K
NOI $51,501 @ 7.0% cap · market cap 15.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom units with recent renovations, separate living spaces, and one unit currently available for rent.
Where is this duplex located?
The property is located at 1103 Hillyer St San Marcos, TX.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units within a 1,760‑square‑foot duplex; New roof and exterior paint completed in 2025; Unit B remodeled in 2025 with granite countertops and updated fixtures
