Duplex with Covered
For Sale
$400,000
305 Rittiman, San Antonio, TX 78209
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,904 SF
Lot Size0.25 Acres
Price / SF$137.74
Days on Market141
Property Features for 305 Rittiman
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RESIDENTIAL
Elementary school
Woodridge
Middle school
Alamo Heights
High school
Alamo Heights
Elementary school district
Alamo Heights I.S.D.
Middle school district
Alamo Heights I.S.D.
High school district
Alamo Heights I.S.D.
Subdivision
1300
Standard status
Active
Size
2,904 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
9357
Utilities
Cooling system
Central Air
Amenities
covered carport parking
very large outside storage shed
covered back yard patio
upstairs landing/balcony
covered front entrance
Building Details
Year built
1945
Listing Agency:
King, REALTORS
(210) 826-2345
Listed By:
James Sheridan
(210) 860-5464
Added: Apr 27
Changed: Sep 3
Last Checked: Sep 14 at 3:06AM
MLS# 1929144
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 2,904-square-foot duplex was built in 1945 on a 0.246-acre residential-zoned lot. The property has two levels, with the downstairs unit occupied and the upstairs unit requiring a full rehabilitation. Exterior features include covered carport parking, a large storage shed, a covered backyard patio, an upstairs landing or balcony, and a covered front entry.
The downstairs unit has a recently installed Trane HVAC system and furnace, along with central air. Located at 305 Rittiman in San Antonio’s 78209 ZIP code, the property offers a two-unit configuration with existing occupancy below and renovation work needed above.
The downstairs unit has a recently installed Trane HVAC system and furnace, along with central air. Located at 305 Rittiman in San Antonio’s 78209 ZIP code, the property offers a two-unit configuration with existing occupancy below and renovation work needed above.
Key Highlights
- 2,904‑square‑foot duplex on a 0.246‑acre lot
- Downstairs unit is occupied; upstairs requires a full rehabilitation
- Brand‑new Trane HVAC system and furnace installed downstairs
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
$33,425
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
8.36%
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%
$668,500
$668.5K
Cap Rate 7%
$477,500
$477.5K
Cap Rate 9%
$371,389
$371.4K
Market Conditions
NOI Build-Up for 2,904 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
$50.5K $17.40/SF
− Vacancy
−$2.8K −$0.96/SF
EGI
$47.8K $16.44/SF
− OpEx
−$14.3K −$4.93/SF
NOI
$33.4K $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%
$668,500
Cap Rate 7%
$477,500
Cap Rate 9%
$371,389
Alternative Uses
Best Use
Multifamily LT 5
$477.5K
$417.8K – $557.1K
NOI $33,425 @ 7.0% cap · market cap 8.36%
Second Best
Apartment 5plus
$423.8K
$370.8K – $494.4K
NOI $29,664 @ 7.0% cap · market cap 7.42%
Theoretical Best
Office A
$740.8K
$648.2K – $864.2K
NOI $51,853 @ 7.0% cap · market cap 12.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
683
Businesses Nearby
Explore this area
Business Placement
Demographics for 78209, TX
42,456
Population
22,771
Households
1.9
Avg Household Size
40
Median Age
62%
College-Educated
96%
High-School Grad
10.2 sq mi
ZIP Area
4,162
Density / Sq Mi
$84,180
Median Household Income
$57,921
Median Earnings
$1,371
Median Rent
$497,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level duplex with one occupied unit, an upstairs renovation project, and covered outdoor areas.
Where is this duplex located?
The property is located at 305 Rittiman San Antonio, TX.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2,904‑square‑foot duplex on a 0.246‑acre lot; Downstairs unit is occupied; upstairs requires a full rehabilitation; Brand‑new Trane HVAC system and furnace installed downstairs
