Four-Unit Multifamily
For Sale
$690,000
1535 W Laurel, San Antonio, TX 78201
Two duplex buildings provide matching layouts, room-rental flexibility, and MF-33 zoning on one San Antonio lot.
Property Size2,212 SF
Price / SF$311.93
Days on Market46
Property Features for 1535 W Laurel
General Information
Standard status
Active
Size
2,212 SF
Property subtype
Multi-Family
Zoning
MF-33
Units
Unit Mix
4 x 3BR/2BA
Multifamily Units
4
Additional Details
Gross Income
$48,600
Highway Access
Yes
Building Details
Year Built
2020
Buildings
2
Listing Agency:
LPT Realty, LLC
(210) 262-7815
Listed By:
Marc Longoria · License #709848
Source:
Mlsluxurygroup
Added: Jul 16
Changed: Aug 28
Last Checked: Aug 29 at 11:55AM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
This multifamily property comprises 2 duplexes on a single MF-33-zoned lot, with 4 residential units totaling 2,212 square feet. Each unit follows the same floor plan with 3 bedrooms and 2 full baths. Units 2 and 4 are occupied by 5 room-rent tenants, while Units 1 and 3 are vacant; Unit 4 also has one unleased bedroom, leaving 7 vacant bedrooms across the property. The configuration supports either conventional unit leasing or individual bedroom rentals, as well as an owner-occupant arrangement using one unit.
The property is located at 1535 W Laurel in San Antonio, with access to I-10 and proximity to downtown San Antonio, the Pearl District, La Cantera, The Rim, Six Flags Fiesta Texas, San Antonio College, and St. Mary's University.
The property is located at 1535 W Laurel in San Antonio, with access to I-10 and proximity to downtown San Antonio, the Pearl District, La Cantera, The Rim, Six Flags Fiesta Texas, San Antonio College, and St. Mary's University.
Key Highlights
- 4 units totaling 2,212 square feet
- 2 duplexes on a single MF‑33‑zoned lot
- Each unit includes 3 bedrooms and 2 full baths
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
$25,460
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
3.69%
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%
$509,200
$509.2K
Cap Rate 7%
$363,714
$363.7K
Cap Rate 9%
$282,889
$282.9K
Market Conditions
NOI Build-Up for 2,212 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
$38.5K $17.40/SF
− Vacancy
−$2.1K −$0.96/SF
EGI
$36.4K $16.44/SF
− OpEx
−$10.9K −$4.93/SF
NOI
$25.5K $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%
$509,200
Cap Rate 7%
$363,714
Cap Rate 9%
$282,889
Alternative Uses
Best Use
Multifamily LT 5
$363.7K
$318.3K – $424.3K
NOI $25,460 @ 7.0% cap · market cap 3.69%
Second Best
Apartment 5plus
$322.8K
$282.4K – $376.6K
NOI $22,595 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$564.2K
$493.7K – $658.3K
NOI $39,497 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
857
Businesses Nearby
Explore this area
Business Placement
Demographics for 78201, TX
42,005
Population
18,661
Households
2.3
Avg Household Size
39
Median Age
17%
College-Educated
73%
High-School Grad
7.1 sq mi
ZIP Area
5,916
Density / Sq Mi
$46,129
Median Household Income
$30,517
Median Earnings
$1,033
Median Rent
$187,400
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?
Multifamily property - Two duplex buildings provide matching layouts, room-rental flexibility, and MF-33 zoning on one San Antonio lot.
Where is this multifamily property located?
The property is located at 1535 W Laurel San Antonio, TX.
What is the asking price?
The asking price for this property is $690,000.
What are key features of this property?
This property features: 4 units totaling 2,212 square feet; 2 duplexes on a single MF‑33‑zoned lot; Each unit includes 3 bedrooms and 2 full baths
