Duplex with Vaulted
For Sale
$325,000
14426 Watermill, San Antonio, TX 78217
Two-unit property with split-bedroom layouts, outdoor space, and walkable access to shopping, dining, fitness, and essential services.
Property Size1,823 SF
Price / SF$178.28
Days on Market234
Property Features for 14426 Watermill
General Information
Standard status
Active
Size
1,823 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$15,400
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,800
Amenities
back yard
BBQ area
Ceramic Tile, Laminate
Composition
Slab
Conventional, FHA, VA, Cash
Patio Slab, Mature Trees
Building Details
Year Built
1983
Buildings
1
Tenancy
Multi
Listing Agency:
Premier Realty Group Platinum
(210) 781-7025
Listed By:
Angela Potrykus
(210) 781-7025
Source:
Compass
Added: Jan 10
Changed: Aug 29
Last Checked: Aug 29 at 1:35PM
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.
This duplex contains 1,823 square feet and was built in 1983. Each side is arranged around a split-bedroom plan with vaulted ceilings, a primary bedroom with a walk-in closet, a second bedroom with two closets, and two bathrooms. Interior finishes include ceramic tile and laminate, while the exterior includes composition materials and slab construction. Both units also offer a patio slab and a large backyard with mature trees.
The property is located at 14426 Watermill in San Antonio, with H-E-B, gyms, banks, Walgreens, restaurants, and other daily conveniences within walking distance. One side is occupied by a tenant who has continued renewing, while the lease on the other side runs through June 2026. Outdoor areas include room for barbecue use.
The property is located at 14426 Watermill in San Antonio, with H-E-B, gyms, banks, Walgreens, restaurants, and other daily conveniences within walking distance. One side is occupied by a tenant who has continued renewing, while the lease on the other side runs through June 2026. Outdoor areas include room for barbecue use.
Key Highlights
- 1,823‑square‑foot duplex built in 1983
- Vaulted ceilings and split‑bedroom layouts
- Primary bedrooms feature walk‑in closets; secondary bedrooms have two closets
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
$20,983
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
6.46%
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%
$419,660
$419.7K
Cap Rate 7%
$299,757
$299.8K
Cap Rate 9%
$233,144
$233.1K
Market Conditions
NOI Build-Up for 1,823 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
$31.7K $17.40/SF
− Vacancy
−$1.7K −$0.96/SF
EGI
$30.0K $16.44/SF
− OpEx
−$9.0K −$4.93/SF
NOI
$21.0K $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%
$419,660
Cap Rate 7%
$299,757
Cap Rate 9%
$233,144
Alternative Uses
Best Use
Multifamily LT 5
$299.8K
$262.3K – $349.7K
NOI $20,983 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$266.0K
$232.8K – $310.4K
NOI $18,622 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$465.0K
$406.9K – $542.5K
NOI $32,551 @ 7.0% cap · market cap 10.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
587
Businesses Nearby
Explore this area
Business Placement
Demographics for 78217, TX
33,562
Population
16,179
Households
2.1
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
10.1 sq mi
ZIP Area
3,323
Density / Sq Mi
$56,852
Median Household Income
$33,931
Median Earnings
$1,186
Median Rent
$216,100
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 property with split-bedroom layouts, outdoor space, and walkable access to shopping, dining, fitness, and essential services.
Where is this duplex located?
The property is located at 14426 Watermill San Antonio, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,823‑square‑foot duplex built in 1983; Vaulted ceilings and split‑bedroom layouts; Primary bedrooms feature walk‑in closets; secondary bedrooms have two closets
