Triplex with Private-Entry
For Sale
$435,000
288 County Road 341, La Vernia, TX 78121
Main home offers open living space, covered outdoor areas, and minimal restrictions with no HOA or city taxes.
Property Size3,344 SF
Price / SF$130.08
Days on Market35
Property Features for 288 County Road 341
General Information
Standard status
Active
Size
3,344 SF
Property subtype
Multi-Family
Building Details
Year Built
2019
Listing Agency:
RE/MAX First Shot
(512) 203-4130
Listed By:
Terance Allen (830) 519-4132 · License #0539184
Source:
Magnoliarealtywaco
Added: Jul 27
Changed: Aug 30
Last Checked: Aug 25 at 7:10AM
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 RE/MAX First Shot
Investment Insights
Based on property information with market context.
This 3,344-square-foot triplex, built in 2019, combines a primary residence with two attached studio apartments. The main home has three bedrooms, two bathrooms, an open-concept living area, a spacious kitchen with breakfast bar, and covered outdoor living space. Each studio includes a private entrance, supporting separate occupancy, guest use, multigenerational living, or rental arrangements.
The property occupies approximately 1.16 acres at 288 County Road 341 in La Vernia. It has no HOA, no city taxes, and minimal restrictions. City water, an on-site water well, and a septic system serve the property. The grounds provide room for parking, outdoor recreation, or future improvements, with the property located within La Vernia ISD and offering access to San Antonio.
The property occupies approximately 1.16 acres at 288 County Road 341 in La Vernia. It has no HOA, no city taxes, and minimal restrictions. City water, an on-site water well, and a septic system serve the property. The grounds provide room for parking, outdoor recreation, or future improvements, with the property located within La Vernia ISD and offering access to San Antonio.
Key Highlights
- 3,344 SF triplex built in 2019
- Approximately 1.16 acres with no HOA, no city taxes, and minimal restrictions
- Primary residence includes 3 bedrooms, 2 bathrooms, open living area, kitchen, and breakfast bar
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
$34,318
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
7.89%
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%
$686,360
$686.4K
Cap Rate 7%
$490,257
$490.3K
Cap Rate 9%
$381,311
$381.3K
Market Conditions
NOI Build-Up for 3,344 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
$54.2K $16.20/SF
− Vacancy
−$5.1K −$1.54/SF
EGI
$49.0K $14.66/SF
− OpEx
−$14.7K −$4.40/SF
NOI
$34.3K $10.26/SF
Area
Wilson County, TX
Vacancy
9.50%
Lease Rate
$16.20 /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%
$686,360
Cap Rate 7%
$490,257
Cap Rate 9%
$381,311
Alternative Uses
Best Use
Multifamily LT 5
$490.3K
$429.0K – $572.0K
NOI $34,318 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$425.6K
$372.4K – $496.6K
NOI $29,795 @ 7.0% cap · market cap 6.85%
Theoretical Best
Office A
$853.0K
$746.4K – $995.2K
NOI $59,710 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
Explore this area
Business Placement
Demographics for 78121, TX
15,206
Population
5,304
Households
2.9
Avg Household Size
40
Median Age
33%
College-Educated
95%
High-School Grad
102.6 sq mi
ZIP Area
148
Density / Sq Mi
$126,726
Median Household Income
$57,940
Median Earnings
$1,086
Median Rent
$359,900
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?
Triplex - Main home offers open living space, covered outdoor areas, and minimal restrictions with no HOA or city taxes.
Where is this triplex located?
The property is located at 288 County Road 341 La Vernia, TX.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 3,344 SF triplex built in 2019; Approximately 1.16 acres with no HOA, no city taxes, and minimal restrictions; Primary residence includes 3 bedrooms, 2 bathrooms, open living area, kitchen, and breakfast bar
