Remodeled Duplex With Guest
For Sale
$255,000
25315 Lynda Sue, San Antonio, TX 78257
MULTI_FAMILY - San Antonio, TX
Property Size1,602 SF
Lot Size0.19 Acres
Price / SF$159.18
Days on Market38
Property Features for 25315 Lynda Sue
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Leon Springs
Middle school
Rawlinson
High school
Clark
Elementary school district
Northside
Middle school district
Northside
High school district
Northside
Subdivision
1003
Standard status
Active
Size
1,602 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
1734
Utilities
Cooling system
Central Air
Amenities
brand-new flooring
granite countertops
fresh interior and exterior paint
new plumbing and light fixtures
ceiling fans throughout
brand-new A/C unit
new refrigerator, dishwasher, and range
Listing Agency:
Elite Real Estate
(210) 507-5668
Listed By:
Jorge Gamboa
(210) 857-2850
Added: Jul 7
Changed: Aug 3
Last Checked: Aug 13 at 1:06PM
MLS# 1887483
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This remodeled duplex property combines a primary residence with a separate attached guest house, creating two connected living spaces within a 1,602-square-foot improvement. The layout supports multigenerational living or an owner-occupant arrangement with the ability to lease the second unit. Recent work includes new flooring, granite countertops, interior and exterior paint, plumbing and light fixtures, ceiling fans, and a new central A/C unit. The kitchen package includes a refrigerator, dishwasher, and range.
The property sits across from The Dominion in San Antonio and is positioned near H.E.B., Walmart, La Cantera Mall, and IH-10. The 0.189-acre site offers a compact residential income property configuration with updated finishes and separate attached accommodations.
The property sits across from The Dominion in San Antonio and is positioned near H.E.B., Walmart, La Cantera Mall, and IH-10. The 0.189-acre site offers a compact residential income property configuration with updated finishes and separate attached accommodations.
Key Highlights
- Main residence plus separate attached guest house
- 1,602 square feet on a 0.189‑acre lot
- Remodeled with new flooring, granite countertops, paint, 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
$18,439
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
7.23%
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%
$368,780
$368.8K
Cap Rate 7%
$263,414
$263.4K
Cap Rate 9%
$204,878
$204.9K
Market Conditions
NOI Build-Up for 1,602 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
$27.9K $17.40/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$26.3K $16.44/SF
− OpEx
−$7.9K −$4.93/SF
NOI
$18.4K $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%
$368,780
Cap Rate 7%
$263,414
Cap Rate 9%
$204,878
Alternative Uses
Best Use
Multifamily LT 5
$263.4K
$230.5K – $307.3K
NOI $18,439 @ 7.0% cap · market cap 7.23%
Second Best
Apartment 5plus
$233.8K
$204.6K – $272.7K
NOI $16,364 @ 7.0% cap · market cap 6.42%
Theoretical Best
Office A
$408.6K
$357.6K – $476.8K
NOI $28,605 @ 7.0% cap · market cap 11.22%
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
307
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 - Two connected living spaces support multigenerational occupancy or leasing one unit separately.
Where is this duplex located?
The property is located at 25315 Lynda Sue San Antonio, TX.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: Main residence plus separate attached guest house; 1,602 square feet on a 0.189‑acre lot; Remodeled with new flooring, granite countertops, paint, plumbing, and light fixtures
