Duplex With Private
New
For Sale
$284,500
2116 Zephyr Cir, Ingleside, TX 78362
Two-bedroom residences include carports, equipped kitchens, laundry hookups, and wood-burning fireplaces.
Property Size1,932 SF
Price / SF$147.26
Days on Market5
Property Features for 2116 Zephyr Cir
General Information
Standard status
Active
Size
1,932 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
private yard
fully equipped kitchen
washer and dryer connections
wood-burning fireplace
Building Details
Year Built
1970
Buildings
1
Listing Agency:
Vaden MacLeod Real Estate
Listed By:
Autumn MacLeod · License #0609498
(361) 557-0484
Source:
Thebranchinc
Added: Sep 5
Last Checked: Sep 8 at 10:15AM
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 Vaden MacLeod Real Estate
Investment Insights
Based on property information with market context.
Built in 1970, this 1,932-square-foot duplex contains two 2-bedroom, 1-bathroom residences. Each side includes a private yard and carport, creating distinct outdoor and parking areas for the occupants. Interior features include a built-in dishwasher, microwave, refrigerator, washer and dryer connections, and a wood-burning fireplace in each unit.
Located at 2116 Zephyr Cir in Ingleside, the property is near Live Oak Park, local schools, and major industry employers. The two-unit layout supports an owner-occupant arrangement with supplemental rental income or continued use as a two-unit residential investment.
Located at 2116 Zephyr Cir in Ingleside, the property is near Live Oak Park, local schools, and major industry employers. The two-unit layout supports an owner-occupant arrangement with supplemental rental income or continued use as a two-unit residential investment.
Key Highlights
- Two 2‑bedroom, 1‑bathroom units
- 1,932 SF duplex built in 1970
- Private yard and carport for each unit
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
$17,858
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
6.28%
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%
$357,160
$357.2K
Cap Rate 7%
$255,114
$255.1K
Cap Rate 9%
$198,422
$198.4K
Market Conditions
NOI Build-Up for 1,932 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
$29.0K $15.00/SF
− Vacancy
−$3.5K −$1.80/SF
EGI
$25.5K $13.20/SF
− OpEx
−$7.7K −$3.96/SF
NOI
$17.9K $9.24/SF
Area
San Patricio County, TX
Vacancy
11.97%
Lease Rate
$15.00 /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%
$357,160
Cap Rate 7%
$255,114
Cap Rate 9%
$198,422
Alternative Uses
Best Use
Multifamily LT 5
$255.1K
$223.2K – $297.6K
NOI $17,858 @ 7.0% cap · market cap 6.28%
Second Best
Apartment 5plus
$226.1K
$197.8K – $263.8K
NOI $15,825 @ 7.0% cap · market cap 5.56%
Theoretical Best
Hotel Hospitality
$991.1K
$867.2K – $1.16M
NOI $69,378 @ 7.0% cap · market cap 24.39%
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
40
Businesses Nearby
Explore this area
Business Placement
Demographics for 78362, TX
10,238
Population
4,701
Households
2.2
Avg Household Size
36
Median Age
21%
College-Educated
86%
High-School Grad
18.3 sq mi
ZIP Area
559
Density / Sq Mi
$78,698
Median Household Income
$41,240
Median Earnings
$1,226
Median Rent
$182,600
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-bedroom residences include carports, equipped kitchens, laundry hookups, and wood-burning fireplaces.
Where is this duplex located?
The property is located at 2116 Zephyr Cir Ingleside, TX.
What is the asking price?
The asking price for this property is $284,500.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bathroom units; 1,932 SF duplex built in 1970; Private yard and carport for each unit
