Updated Two-Unit
For Sale
$309,000
14527 Waddesdon Bluff, San Antonio, TX 78233
Refreshed interiors and a private pool on one side support flexible owner-occupant or rental use.
Property Size1,936 SF
Days on Market25
Property Features for 14527 Waddesdon Bluff
General Information
Standard status
Active
Size
1,936 SF
Property subtype
Multi Family Home
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,117
Amenities
private swimming pool
Building Details
Building Size
1,936 SF
Year Built
1983
Units
2
Listing Agency:
3d Realty & Property Management
(210) 865-8207
Listed By:
Dennis Skinner
Source:
Southtexasrealtyservices
Added: Aug 4
Changed: Aug 24
Last Checked: Aug 26 at 9:17AM
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 3d Realty & Property Management
Investment Insights
Based on property information with market context.
This 1,936-square-foot duplex contains two residences, each arranged with two bedrooms and two full bathrooms. Interior improvements include new flooring, fresh paint, contemporary light fixtures, and updated bathroom fixtures. One residence also has a private swimming pool, which receives professional weekly maintenance.
The property sits on a cul-de-sac in San Antonio, with shopping, major highways, and schools located nearby. Its two-unit configuration accommodates separate living spaces within one property, with the updated interiors and pool providing distinct features for occupants.
The property sits on a cul-de-sac in San Antonio, with shopping, major highways, and schools located nearby. Its two-unit configuration accommodates separate living spaces within one property, with the updated interiors and pool providing distinct features for occupants.
Key Highlights
- Two‑unit duplex with 1,936 square feet
- Each unit includes 2 bedrooms and 2 full bathrooms
- Recent flooring, paint, lighting, and bathroom fixture updates
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
$22,284
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
7.21%
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%
$445,680
$445.7K
Cap Rate 7%
$318,343
$318.3K
Cap Rate 9%
$247,600
$247.6K
Market Conditions
NOI Build-Up for 1,936 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
$33.7K $17.40/SF
− Vacancy
−$1.9K −$0.96/SF
EGI
$31.8K $16.44/SF
− OpEx
−$9.6K −$4.93/SF
NOI
$22.3K $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%
$445,680
Cap Rate 7%
$318,343
Cap Rate 9%
$247,600
Alternative Uses
Best Use
Multifamily LT 5
$318.3K
$278.6K – $371.4K
NOI $22,284 @ 7.0% cap · market cap 7.21%
Second Best
Apartment 5plus
$282.5K
$247.2K – $329.6K
NOI $19,776 @ 7.0% cap · market cap 6.40%
Theoretical Best
Office A
$493.8K
$432.1K – $576.2K
NOI $34,569 @ 7.0% cap · market cap 11.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
433
Businesses Nearby
Explore this area
Business Placement
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
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 - Refreshed interiors and a private pool on one side support flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 14527 Waddesdon Bluff San Antonio, TX.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,936 square feet; Each unit includes 2 bedrooms and 2 full bathrooms; Recent flooring, paint, lighting, and bathroom fixture updates
