Three-Level Duplex with
For Sale
$745,000
21419 /21503 Sir Walter, San Antonio, TX 78256
Two leased residences are located within The Dominion gated community in San Antonio.
Property Size3,552 SF
Price / SF$209.74
Days on Market31
Property Features for 21419 /21503 Sir Walter
General Information
Standard status
Active
Size
3,552 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/3.5BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
2022
Tenancy
Multi
Listing Agency:
Mission Haus Realty
Listed By:
Danielle Kruciak · License #0654753
(210) 837-2091
Source:
Shebaramos
Added: Aug 6
Changed: Aug 29
Last Checked: Sep 5 at 10:28AM
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 Mission Haus Realty
Investment Insights
Based on property information with market context.
Built in 2022, this duplex contains two separate residences totaling 3,552 square feet. Each home is arranged across three levels and includes 3 bedrooms, 3.5 baths, and a 2-car garage. The property is located at 21419 /21503 Sir Walter in San Antonio, within The Dominion, a gated community.
Both residences are currently leased, providing an existing occupancy profile for the property. The two-home configuration also supports the multi-generational living arrangement described for the asset, while maintaining separate residential spaces within the duplex.
Both residences are currently leased, providing an existing occupancy profile for the property. The two-home configuration also supports the multi-generational living arrangement described for the asset, while maintaining separate residential spaces within the duplex.
Key Highlights
- Two‑residence duplex totaling 3,552 square feet
- Each residence features three levels, 3 bedrooms, and 3.5 baths
- Each unit includes a 2‑car garage
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
$40,884
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
5.49%
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%
$817,680
$817.7K
Cap Rate 7%
$584,057
$584.1K
Cap Rate 9%
$454,267
$454.3K
Market Conditions
NOI Build-Up for 3,552 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
$61.8K $17.40/SF
− Vacancy
−$3.4K −$0.96/SF
EGI
$58.4K $16.44/SF
− OpEx
−$17.5K −$4.93/SF
NOI
$40.9K $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%
$817,680
Cap Rate 7%
$584,057
Cap Rate 9%
$454,267
Alternative Uses
Best Use
Multifamily LT 5
$584.1K
$511.1K – $681.4K
NOI $40,884 @ 7.0% cap · market cap 5.49%
Second Best
Apartment 5plus
$518.3K
$453.5K – $604.7K
NOI $36,283 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$906.1K
$792.8K – $1.06M
NOI $63,424 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 78256, TX
13,643
Population
6,592
Households
2.1
Avg Household Size
30
Median Age
59%
College-Educated
94%
High-School Grad
8.0 sq mi
ZIP Area
1,705
Density / Sq Mi
$72,797
Median Household Income
$52,110
Median Earnings
$1,545
Median Rent
$494,400
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 leased residences are located within The Dominion gated community in San Antonio.
Where is this duplex located?
The property is located at 21419 /21503 Sir Walter San Antonio, TX.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: Two‑residence duplex totaling 3,552 square feet; Each residence features three levels, 3 bedrooms, and 3.5 baths; Each unit includes a 2‑car garage
