Two-Unit Duplex with
For Sale
$510,000
13862 Enzo Gate, San Antonio, TX 78253
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,788 SF
Lot Size0.15 Acres
Price / SF$182.93
Days on Market52
Property Features for 13862 Enzo Gate
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school district
Northside
Middle school district
Northside
High school district
Northside
Subdivision
0102
Standard status
Active
Size
2,788 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
8723
HOA Fee
$1,050 Annually
Utilities
Cooling system
Central Air
Amenities
controlled access
lawn maintenance
irrigation system
Building Details
Year built
2022
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
(210) 493-3030
Listed By:
Armand Sanchez
(210) 493-3030
Added: Jul 3
Changed: Aug 19
Last Checked: Aug 23 at 5:06PM
MLS# 1997356
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 2022, this duplex contains 2788 square feet on a 0.146-acre lot. The residence features farmhouse elevation detail, central air, and an upper-level arrangement with all bedrooms and the utility room upstairs. Parking includes a 1 car garage and a 1 car driveway.
The property is situated in the Gramercy Village subdivision with controlled access. The HOA maintains front-lawn mowing and the community-wide front-yard irrigation system. Access to 1604, Hwy 151, and Loop 410 is a short distance away, while SeaWorld, Santikos Casa Blanca Theater, retailers, restaurants, groceries, shops, medical facilities, and banking are nearby. Government Canyon State Natural Area is about 4 miles away, and Lackland AFB is approximately 17 miles from the property.
The property is situated in the Gramercy Village subdivision with controlled access. The HOA maintains front-lawn mowing and the community-wide front-yard irrigation system. Access to 1604, Hwy 151, and Loop 410 is a short distance away, while SeaWorld, Santikos Casa Blanca Theater, retailers, restaurants, groceries, shops, medical facilities, and banking are nearby. Government Canyon State Natural Area is about 4 miles away, and Lackland AFB is approximately 17 miles from the property.
Key Highlights
- Duplex built in 2022 with 2788 square feet
- 0.146‑acre lot in the Gramercy Village subdivision
- All bedrooms and the utility room are located upstairs
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
$28,612
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
5.61%
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%
$572,240
$572.2K
Cap Rate 7%
$408,743
$408.7K
Cap Rate 9%
$317,911
$317.9K
Market Conditions
NOI Build-Up for 2,788 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
$45.2K $16.20/SF
− Vacancy
−$4.3K −$1.54/SF
EGI
$40.9K $14.66/SF
− OpEx
−$12.3K −$4.40/SF
NOI
$28.6K $10.26/SF
Area
ZIP 78253
Vacancy
9.50%
Lease Rate
$16.20 /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%
$572,240
Cap Rate 7%
$408,743
Cap Rate 9%
$317,911
Alternative Uses
Best Use
Multifamily LT 5
$408.7K
$357.7K – $476.9K
NOI $28,612 @ 7.0% cap · market cap 5.61%
Second Best
Apartment 5plus
$373.8K
$327.1K – $436.1K
NOI $26,166 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$731.3K
$639.9K – $853.1K
NOI $51,188 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Demographics for 78253, TX
66,589
Population
24,095
Households
2.8
Avg Household Size
34
Median Age
43%
College-Educated
94%
High-School Grad
53.6 sq mi
ZIP Area
1,242
Density / Sq Mi
$104,260
Median Household Income
$52,314
Median Earnings
$1,557
Median Rent
$334,900
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 - Bedrooms and the utility room are located upstairs, with controlled community access.
Where is this duplex located?
The property is located at 13862 Enzo Gate San Antonio, TX.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: Duplex built in 2022 with 2788 square feet; 0.146‑acre lot in the Gramercy Village subdivision; All bedrooms and the utility room are located upstairs
