Two-Unit Duplex with Private
New
For Sale
$355,000
323 Claremont, San Antonio, TX 78209
MULTI_FAMILY - San Antonio, TX
Property Size1,788 SF
Lot Size0.15 Acres
Price / SF$198.55
Days on Market3
Property Features for 323 Claremont
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MF-33, NCD-6
Elementary school
Call District
Middle school
Call District
High school
Call District
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
1,788 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
7345
Building Details
Year built
1943
Listing Agency:
Sophus Properties, LLC
(210) 850-2833
Listed By:
Donna Crabtree · License #512451
(210) 850-2833
Added: Aug 6
Changed: Aug 7
Last Checked: Aug 8 at 5:06AM
MLS# 1942998
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.
The property is a 1,788-square-foot duplex built in 1943, with two residential units arranged around matching two-bedroom, one-bath layouts. Each unit has its own entrance, creating distinct access for occupants. Deferred maintenance and cosmetic updating are identified as areas for improvement, while the property has an established rental history.
Situated at 323 Claremont in San Antonio’s Mahncke Park area, the duplex is zoned MF-33 and NCD-6. The 0.146-acre parcel may be acquired individually from a larger Mahncke Park portfolio, and owner financing terms are available. The property offers a straightforward two-unit configuration with an existing residential income profile and a defined scope for physical updates.
Situated at 323 Claremont in San Antonio’s Mahncke Park area, the duplex is zoned MF-33 and NCD-6. The 0.146-acre parcel may be acquired individually from a larger Mahncke Park portfolio, and owner financing terms are available. The property offers a straightforward two-unit configuration with an existing residential income profile and a defined scope for physical updates.
Key Highlights
- Two‑unit duplex totaling 1,788 square feet
- Each unit includes 2 bedrooms and 1 bath
- Separate private entrances for both units
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
$20,580
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
5.80%
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%
$411,600
$411.6K
Cap Rate 7%
$294,000
$294.0K
Cap Rate 9%
$228,667
$228.7K
Market Conditions
NOI Build-Up for 1,788 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
$31.1K $17.40/SF
− Vacancy
−$1.7K −$0.96/SF
EGI
$29.4K $16.44/SF
− OpEx
−$8.8K −$4.93/SF
NOI
$20.6K $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%
$411,600
Cap Rate 7%
$294,000
Cap Rate 9%
$228,667
Alternative Uses
Best Use
Multifamily LT 5
$294.0K
$257.3K – $343.0K
NOI $20,580 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$260.9K
$228.3K – $304.4K
NOI $18,264 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$456.1K
$399.1K – $532.1K
NOI $31,926 @ 7.0% cap · market cap 8.99%
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
798
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching residential units provide separate access and renovation potential within an established rental property.
Where is this duplex located?
The property is located at 323 Claremont San Antonio, TX.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,788 square feet; Each unit includes 2 bedrooms and 1 bath; Separate private entrances for both units
