Single-Story
For Sale
$200,000
305 Gillette Blvd, San Antonio, TX 78221
Two-unit rental property with a two-bedroom residence and a separate one-bedroom unit on a corner lot.
Property Size1,548 SF
Price / SF$129.20
Days on Market39
Property Features for 305 Gillette Blvd
General Information
Standard status
Active
Size
1,548 SF
Property subtype
Multi-Family
Building Details
Year Built
1949
Listing Agency:
Exquisite Properties, LLC
Listed By:
Lauren Harper
(210) 494-1695
Source:
Mlsluxurygroup
Added: Jul 29
Changed: Aug 29
Last Checked: Sep 5 at 10:04AM
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 Exquisite Properties, LLC
Investment Insights
Based on property information with market context.
This single-story duplex contains 1,548 square feet and was built in 1949. The property is arranged as two separate residences, including one two-bedroom unit and one one-bedroom unit. Both units are leased, and the building is fully tenant occupied.
Positioned on a corner lot at 305 Gillette Blvd in San Antonio, the property offers access to nearby roadways, shopping, and everyday amenities. Its existing two-unit configuration provides a straightforward multifamily layout for an owner or investor seeking an occupied residential income property.
Positioned on a corner lot at 305 Gillette Blvd in San Antonio, the property offers access to nearby roadways, shopping, and everyday amenities. Its existing two-unit configuration provides a straightforward multifamily layout for an owner or investor seeking an occupied residential income property.
Key Highlights
- 1,548‑square‑foot single‑story duplex
- Two separate units: one two‑bedroom and one one‑bedroom residence
- Both units are currently leased
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
$17,818
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
8.91%
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%
$356,360
$356.4K
Cap Rate 7%
$254,543
$254.5K
Cap Rate 9%
$197,978
$198.0K
Market Conditions
NOI Build-Up for 1,548 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
$26.9K $17.40/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$25.5K $16.44/SF
− OpEx
−$7.6K −$4.93/SF
NOI
$17.8K $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%
$356,360
Cap Rate 7%
$254,543
Cap Rate 9%
$197,978
Alternative Uses
Best Use
Multifamily LT 5
$254.5K
$222.7K – $297.0K
NOI $17,818 @ 7.0% cap · market cap 8.91%
Second Best
Apartment 5plus
$225.9K
$197.7K – $263.6K
NOI $15,813 @ 7.0% cap · market cap 7.91%
Theoretical Best
Office A
$394.9K
$345.5K – $460.7K
NOI $27,641 @ 7.0% cap · market cap 13.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
204
Businesses Nearby
Explore this area
Business Placement
Demographics for 78221, TX
39,779
Population
14,939
Households
2.7
Avg Household Size
35
Median Age
12%
College-Educated
74%
High-School Grad
36.3 sq mi
ZIP Area
1,096
Density / Sq Mi
$63,114
Median Household Income
$33,439
Median Earnings
$1,147
Median Rent
$157,500
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-unit rental property with a two-bedroom residence and a separate one-bedroom unit on a corner lot.
Where is this duplex located?
The property is located at 305 Gillette Blvd San Antonio, TX.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 1,548‑square‑foot single‑story duplex; Two separate units: one two‑bedroom and one one‑bedroom residence; Both units are currently leased
