Duplex with Owner-Occupant
For Sale
$200,000
1718 Commercial, San Antonio, TX 78221
Two-unit property offering the option to occupy one residence while collecting rent from the other.
Property Size1,648 SF
Price / SF$121.36
Days on Market124
Property Features for 1718 Commercial
General Information
Standard status
Active
Size
1,648 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$11,475
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,915
Amenities
Other
Composition
Slab
Conventional
Not Applicable/None
Building Details
Year Built
1940
Buildings
1
Listing Agency:
Coldwell Banker D'Ann Harper
Listed By:
LeRoy Romo
(210) 382-6923
Source:
Compass
Added: May 15
Changed: Sep 14
Last Checked: Sep 15 at 10:35AM
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 Coldwell Banker D'Ann Harper
Investment Insights
Based on property information with market context.
This duplex contains 1,648 square feet and was built in 1940. The two-unit layout supports an owner-occupant strategy, allowing a resident to use one unit while the second unit generates rental income.
The property is located at 1718 Commercial in San Antonio, with access to downtown, the Pearl, military bases, shopping, dining, and major highways. The exterior includes composition materials, and the building rests on a slab foundation.
The property is located at 1718 Commercial in San Antonio, with access to downtown, the Pearl, military bases, shopping, dining, and major highways. The exterior includes composition materials, and the building rests on a slab foundation.
Key Highlights
- Two‑unit duplex configuration
- 1,648 square feet of building area
- Built in 1940
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
$16,834
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
8.42%
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%
$336,680
$336.7K
Cap Rate 7%
$240,486
$240.5K
Cap Rate 9%
$187,044
$187.0K
Market Conditions
NOI Build-Up for 1,648 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
$32.6K $19.80/SF
− Vacancy
−$2.0K −$1.23/SF
EGI
$30.6K $18.57/SF
− OpEx
−$13.8K −$8.36/SF
NOI
$16.8K $10.21/SF
Area
San Antonio, TX
Vacancy
6.20%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$336,680
Cap Rate 7%
$240,486
Cap Rate 9%
$187,044
Alternative Uses
Best Use
Multifamily LT 5
$271.0K
$237.1K – $316.2K
NOI $18,969 @ 7.0% cap · market cap 9.48%
Second Best
Apartment 5plus
$240.5K
$210.4K – $280.6K
NOI $16,834 @ 7.0% cap · market cap 8.42%
Theoretical Best
Office A
$420.4K
$367.8K – $490.4K
NOI $29,426 @ 7.0% cap · market cap 14.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
784
Businesses Nearby
Explore this area
Business Placement
Demographics for 78221, TX
39,779
Population
14,939
Households
2.7
Avg Household Size
35
Median Age
12%
College-Educated
74%
High-School Grad
36.3 sq mi
ZIP Area
1,096
Density / Sq Mi
$63,114
Median Household Income
$33,439
Median Earnings
$1,147
Median Rent
$157,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property offering the option to occupy one residence while collecting rent from the other.
Where is this duplex located?
The property is located at 1718 Commercial San Antonio, TX.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Two‑unit duplex configuration; 1,648 square feet of building area; Built in 1940
