Furnished Two-Unit
New
For Sale
$459,999
321 Andrews, San Antonio, TX 78209
Multi-Family (2-8 Units), San Antonio, TX
Property Size1,889 SF
Lot Size0.13 Acres
Price / SF$243.51
Days on Market1
Property Features for 321 Andrews
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MULT
Elementary school
Lamar
Middle school
Mark Twain
High school
Fox Tech
Elementary school district
San Antonio I.S.D.
Middle school district
San Antonio I.S.D.
High school district
San Antonio I.S.D.
Subdivision
1300
Standard status
Active
Size
1,889 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
6484
Building Details
Year built
1940
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Sonny Estrada
(214) 202-7615
Added: Sep 7
Last Checked: Sep 7 at 4:06PM
MLS# 2014737
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 1,889-square-foot duplex, built in 1940, contains two furnished units, each with two bedrooms, one full bathroom, and an open-concept living area. Interior features include quartz countertops, custom soft-close wood cabinetry, a full appliance package with washer and dryer, and spray foam insulation. The property is currently operating as a short-term rental with active Airbnb listings.
The 0.134-acre property is located at 321 Andrews in San Antonio, Texas, within the 78209 ZIP code. MULT zoning supports its multifamily classification. Both units are furnished and established for ongoing rental operations.
The 0.134-acre property is located at 321 Andrews in San Antonio, Texas, within the 78209 ZIP code. MULT zoning supports its multifamily classification. Both units are furnished and established for ongoing rental operations.
Key Highlights
- Two‑unit duplex totaling 1,889 square feet
- Each unit includes 2 bedrooms and 1 full bathroom
- 0.134‑acre property in San Antonio, TX 78209
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
$21,743
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
4.73%
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%
$434,860
$434.9K
Cap Rate 7%
$310,614
$310.6K
Cap Rate 9%
$241,589
$241.6K
Market Conditions
NOI Build-Up for 1,889 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
$32.9K $17.40/SF
− Vacancy
−$1.8K −$0.96/SF
EGI
$31.1K $16.44/SF
− OpEx
−$9.3K −$4.93/SF
NOI
$21.7K $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%
$434,860
Cap Rate 7%
$310,614
Cap Rate 9%
$241,589
Alternative Uses
Best Use
Multifamily LT 5
$310.6K
$271.8K – $362.4K
NOI $21,743 @ 7.0% cap · market cap 4.73%
Second Best
Apartment 5plus
$275.7K
$241.2K – $321.6K
NOI $19,296 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$481.9K
$421.6K – $562.2K
NOI $33,730 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
629
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Furnished duplex with active short-term rental listings and updated unit interiors.
Where is this duplex located?
The property is located at 321 Andrews San Antonio, TX.
What is the asking price?
The asking price for this property is $459,999.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,889 square feet; Each unit includes 2 bedrooms and 1 full bathroom; 0.134‑acre property in San Antonio, TX 78209
