Updated Duplex with Two
For Sale
$460,000
181 Hermine Blvd, San Antonio, TX 78212
Two separate residences offer flexible living arrangements with rental income potential and recent improvements throughout.
Property Size2,148 SF
Price / SF$214.15
Days on Market14
Property Features for 181 Hermine Blvd
General Information
Standard status
Active
Size
2,148 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1949
Buildings
2
Listing Agency:
Phyllis Browning Company
(210) 378-7252
Listed By:
Travis Reed
Source:
Thebranchinc
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 29 at 10:49PM
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 Phyllis Browning Company
Investment Insights
Based on property information with market context.
This duplex property includes two separate residences. The front home provides three bedrooms and two bathrooms across 1,548 square feet, with a renovated kitchen, refreshed bathroom, upgraded electrical panels, new mini-split systems with central heating, updated flooring, and fresh interior paint. The second residence has two bedrooms and one bathroom, an open kitchen and living area, vaulted ceilings, a substantial rear patio, and a storage room that may support additional finished space or bedroom conversion. The property also includes an oversized yard that could be arranged for greater separation between the homes.
Built in 1949, the property is located at 181 Hermine Blvd in San Antonio’s historic Olmos Park Terrace neighborhood. Its two-home configuration supports owner occupancy with rental income from the additional residence or use as a multifamily holding.
Built in 1949, the property is located at 181 Hermine Blvd in San Antonio’s historic Olmos Park Terrace neighborhood. Its two-home configuration supports owner occupancy with rental income from the additional residence or use as a multifamily holding.
Key Highlights
- Two residences on one property
- Front home measures 1,548 square feet with 3 bedrooms and 2 bathrooms
- Front residence includes renovated kitchen and bathroom, upgraded electrical panels, and new mini‑split systems
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
$24,724
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
5.37%
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%
$494,480
$494.5K
Cap Rate 7%
$353,200
$353.2K
Cap Rate 9%
$274,711
$274.7K
Market Conditions
NOI Build-Up for 2,148 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
$37.4K $17.40/SF
− Vacancy
−$2.1K −$0.96/SF
EGI
$35.3K $16.44/SF
− OpEx
−$10.6K −$4.93/SF
NOI
$24.7K $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%
$494,480
Cap Rate 7%
$353,200
Cap Rate 9%
$274,711
Alternative Uses
Best Use
Multifamily LT 5
$353.2K
$309.1K – $412.1K
NOI $24,724 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$313.4K
$274.3K – $365.7K
NOI $21,941 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$547.9K
$479.4K – $639.2K
NOI $38,354 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
631
Businesses Nearby
Explore this area
Business Placement
Demographics for 78212, TX
26,738
Population
13,399
Households
2
Avg Household Size
39
Median Age
39%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
3,875
Density / Sq Mi
$60,222
Median Household Income
$40,037
Median Earnings
$1,084
Median Rent
$299,400
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?
Duplex - Two separate residences offer flexible living arrangements with rental income potential and recent improvements throughout.
Where is this duplex located?
The property is located at 181 Hermine Blvd San Antonio, TX.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Two residences on one property; Front home measures 1,548 square feet with 3 bedrooms and 2 bathrooms; Front residence includes renovated kitchen and bathroom, upgraded electrical panels, and new mini‑split systems
