Two-Home Duplex
For Sale
$244,000
1412 Whitman Ave, San Antonio, TX 78211
Separate residences share one lot with individual utilities, dedicated parking areas, and a privacy fence.
Property Size1,574 SF
Price / SF$155.02
Days on Market34
Property Features for 1412 Whitman Ave
General Information
Standard status
Active
Size
1,574 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1948
Listing Agency:
Full Spectrum Realty
Listed By:
Terry Todd
(210) 287-5982
Source:
Texashomeguide
Added: Aug 4
Changed: Aug 27
Last Checked: Sep 5 at 10:44AM
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 Full Spectrum Realty
Investment Insights
Based on property information with market context.
This duplex property at 1412 Whitman Ave includes two separate homes on one lot with a combined 1,574 square feet. The first residence offers 3 bedrooms and 1 bath across 878 square feet, while the second provides 2 bedrooms and 1 bath within 696 square feet. Each home has its own parking area, and the property includes a privacy fence.
Gas and electric service are separately metered, with shared water service. Unit 1 has been occupied by the same tenant for 5 plus years under an existing lease that expires 5.31.27. Unit 2 is currently unoccupied. The property was built in 1948 and is located in San Antonio, TX 78211.
Gas and electric service are separately metered, with shared water service. Unit 1 has been occupied by the same tenant for 5 plus years under an existing lease that expires 5.31.27. Unit 2 is currently unoccupied. The property was built in 1948 and is located in San Antonio, TX 78211.
Key Highlights
- Two homes on one lot with 1,574 square feet combined
- Home #1: 3 bedroom, 1 bath, 878 Sqft
- Home #2: 2 bedroom, 1 bath, 696 Sqft
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
$18,117
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
7.43%
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%
$362,340
$362.3K
Cap Rate 7%
$258,814
$258.8K
Cap Rate 9%
$201,300
$201.3K
Market Conditions
NOI Build-Up for 1,574 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
$27.4K $17.40/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$25.9K $16.44/SF
− OpEx
−$7.8K −$4.93/SF
NOI
$18.1K $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%
$362,340
Cap Rate 7%
$258,814
Cap Rate 9%
$201,300
Alternative Uses
Best Use
Multifamily LT 5
$258.8K
$226.5K – $302.0K
NOI $18,117 @ 7.0% cap · market cap 7.43%
Second Best
Apartment 5plus
$229.7K
$201.0K – $268.0K
NOI $16,078 @ 7.0% cap · market cap 6.59%
Theoretical Best
Office A
$401.5K
$351.3K – $468.4K
NOI $28,105 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
939
Businesses Nearby
Explore this area
Business Placement
Demographics for 78211, TX
29,976
Population
10,516
Households
2.9
Avg Household Size
35
Median Age
7%
College-Educated
63%
High-School Grad
10.2 sq mi
ZIP Area
2,939
Density / Sq Mi
$54,279
Median Household Income
$30,109
Median Earnings
$1,047
Median Rent
$110,200
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 - Separate residences share one lot with individual utilities, dedicated parking areas, and a privacy fence.
Where is this duplex located?
The property is located at 1412 Whitman Ave San Antonio, TX.
What is the asking price?
The asking price for this property is $244,000.
What are key features of this property?
This property features: Two homes on one lot with 1,574 square feet combined; Home #1: 3 bedroom, 1 bath, 878 Sqft; Home #2: 2 bedroom, 1 bath, 696 Sqft
