Remodeled Duplex with Attached Guest
For Sale
$265,000
25107 Ada Mae St, San Antonio, TX 78257
Separate connected living areas offer flexibility for multigenerational occupancy or rental income.
Property Size1,860 SF
Price / SF$142.47
Days on Market37
Property Features for 25107 Ada Mae St
General Information
Standard status
Active
Size
1,860 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1986
Listing Agency:
Elite Real Estate
(210) 857-2850
Listed By:
Jorge Gamboa
Source:
Thebranchinc
Added: Jul 26
Changed: Aug 29
Last Checked: Aug 30 at 7:11PM
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 Elite Real Estate
Investment Insights
Based on property information with market context.
Built in 1986, this duplex combines a primary residence with a separately configured attached guest house. Recent updates include new flooring, fresh interior and exterior paint, updated plumbing and light fixtures, and ceiling fans throughout. The layout supports an owner-occupant arrangement with the option to lease the additional living space.
The property is located across from The Dominion in San Antonio, with H.E.B, Walmart, La Cantera Mall, and IH-10 described as minutes away. Its two-part configuration provides practical separation between the main home and guest house while retaining an attached arrangement.
The property is located across from The Dominion in San Antonio, with H.E.B, Walmart, La Cantera Mall, and IH-10 described as minutes away. Its two-part configuration provides practical separation between the main home and guest house while retaining an attached arrangement.
Key Highlights
- Main home plus separate attached guest house
- New flooring and fresh interior and exterior paint
- Updated plumbing and light fixtures
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
$21,409
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
8.08%
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%
$428,180
$428.2K
Cap Rate 7%
$305,843
$305.8K
Cap Rate 9%
$237,878
$237.9K
Market Conditions
NOI Build-Up for 1,860 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
$32.4K $17.40/SF
− Vacancy
−$1.8K −$0.96/SF
EGI
$30.6K $16.44/SF
− OpEx
−$9.2K −$4.93/SF
NOI
$21.4K $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%
$428,180
Cap Rate 7%
$305,843
Cap Rate 9%
$237,878
Alternative Uses
Best Use
Multifamily LT 5
$305.8K
$267.6K – $356.8K
NOI $21,409 @ 7.0% cap · market cap 8.08%
Second Best
Apartment 5plus
$271.4K
$237.5K – $316.7K
NOI $19,000 @ 7.0% cap · market cap 7.17%
Theoretical Best
Office A
$474.5K
$415.2K – $553.5K
NOI $33,212 @ 7.0% cap · market cap 12.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 78257, TX
12,173
Population
6,522
Households
1.9
Avg Household Size
34
Median Age
56%
College-Educated
96%
High-School Grad
28.5 sq mi
ZIP Area
427
Density / Sq Mi
$74,540
Median Household Income
$57,885
Median Earnings
$1,678
Median Rent
$542,300
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 - Separate connected living areas offer flexibility for multigenerational occupancy or rental income.
Where is this duplex located?
The property is located at 25107 Ada Mae St San Antonio, TX.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Main home plus separate attached guest house; New flooring and fresh interior and exterior paint; Updated plumbing and light fixtures
