Duplex With Updated
New
For Sale
$329,999
3314 Perez, San Antonio, TX 78207
Multi-Family (2-8 Units), San Antonio, TX
Property Size1,943 SF
Lot Size0.11 Acres
Price / SF$169.84
Days on Market3
Property Features for 3314 Perez
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-4
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
0700
Standard status
Active
Size
1,943 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
3877
Amenities
private yard
Building Details
Year built
1943
Listing Agency:
eXp Realty
(888) 519-7431
Listed By:
Kristina Foster · License #0630475
(512) 658-7194
Added: Sep 25
Changed: Sep 26
Last Checked: Sep 26 at 11:06PM
MLS# 2019426
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 1,943-square-foot duplex contains two residences, each with two bedrooms. One has two bathrooms, while the other has one. Interior work includes renovated kitchens, refreshed bathrooms, and new paint; a private yard is also part of the property. The building dates to 1943, sits on 0.105 acres, and carries R-4 zoning.
Both residences have one-year leases. The property is in San Antonio, with access to downtown, shopping, dining, and major roadways described as convenient. The unit mix combines a two-bedroom, two-bath floor plan with a two-bedroom, one-bath floor plan.
Both residences have one-year leases. The property is in San Antonio, with access to downtown, shopping, dining, and major roadways described as convenient. The unit mix combines a two-bedroom, two-bath floor plan with a two-bedroom, one-bath floor plan.
Key Highlights
- Two units, each with two bedrooms
- Unit mix: one 2‑bedroom, 2‑bath residence and one 2‑bedroom, 1‑bath residence
- Both units have 1‑year leases
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
$22,364
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
6.78%
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%
$447,280
$447.3K
Cap Rate 7%
$319,486
$319.5K
Cap Rate 9%
$248,489
$248.5K
Market Conditions
NOI Build-Up for 1,943 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
$33.8K $17.40/SF
− Vacancy
−$1.9K −$0.96/SF
EGI
$31.9K $16.44/SF
− OpEx
−$9.6K −$4.93/SF
NOI
$22.4K $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%
$447,280
Cap Rate 7%
$319,486
Cap Rate 9%
$248,489
Alternative Uses
Best Use
Multifamily LT 5
$319.5K
$279.6K – $372.7K
NOI $22,364 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$283.5K
$248.1K – $330.8K
NOI $19,847 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$495.6K
$433.7K – $578.2K
NOI $34,694 @ 7.0% cap · market cap 10.51%
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
526
Businesses Nearby
Explore this area
Business Placement
Demographics for 78207, TX
51,705
Population
18,750
Households
2.8
Avg Household Size
34
Median Age
6%
College-Educated
62%
High-School Grad
7.3 sq mi
ZIP Area
7,083
Density / Sq Mi
$30,655
Median Household Income
$23,696
Median Earnings
$857
Median Rent
$93,200
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 leased residences provide a mix of two-bedroom, one-bath and two-bedroom, two-bath layouts.
Where is this duplex located?
The property is located at 3314 Perez San Antonio, TX.
What is the asking price?
The asking price for this property is $329,999.
What are key features of this property?
This property features: Two units, each with two bedrooms; Unit mix: one 2‑bedroom, 2‑bath residence and one 2‑bedroom, 1‑bath residence; Both units have 1‑year leases
