Two-Unit Duplex
For Sale
$360,000
3402 STARBEND ST, San Antonio, TX 78217
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,658 SF
Lot Size0.27 Acres
Price / SF$135.44
Days on Market49
Property Features for 3402 STARBEND ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Oak Grove
Middle school
Garner
High school
Macarthur
Subdivision
1500
Standard status
Active
Size
2,658 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Annual Amount
7347
Utilities
Cooling system
Central Air
Building Details
Year built
1971
Listing Agency:
Cavazos Realty Group LLC
(210) 504-4661
Listed By:
Ruben Cavazos
(191) 552-5255
Added: Jul 24
Changed: Sep 8
Last Checked: Sep 10 at 7:06PM
MLS# 2002657
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 duplex property contains 2,658 square feet on a 0.266-acre lot, with a three-bedroom, two-bath main residence and a one-bedroom, one-bath apartment. Both units have individual electric and gas meters. Interior finishes include ceramic tile and vinyl flooring throughout, while central air serves the property. A carport was recently added, and the HVAC system is only a few years old. Built in 1971, the property is currently leased, with the main residence occupied through the end of November 2026 and the apartment through the end of May 2027.
The property is near Wurzbach Pkwy and offers access to Loop 410 and I-35. San Antonio International Airport, parks, shopping, and dining are also located nearby.
The property is near Wurzbach Pkwy and offers access to Loop 410 and I-35. San Antonio International Airport, parks, shopping, and dining are also located nearby.
Key Highlights
- 2,658‑square‑foot duplex on a 0.266‑acre lot
- Main residence has 3 bedrooms and 2 baths
- Separate apartment includes 1 bedroom and 1 bath
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
$30,594
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
8.50%
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%
$611,880
$611.9K
Cap Rate 7%
$437,057
$437.1K
Cap Rate 9%
$339,933
$339.9K
Market Conditions
NOI Build-Up for 2,658 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
$46.2K $17.40/SF
− Vacancy
−$2.5K −$0.96/SF
EGI
$43.7K $16.44/SF
− OpEx
−$13.1K −$4.93/SF
NOI
$30.6K $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%
$611,880
Cap Rate 7%
$437,057
Cap Rate 9%
$339,933
Alternative Uses
Best Use
Multifamily LT 5
$437.1K
$382.4K – $509.9K
NOI $30,594 @ 7.0% cap · market cap 8.50%
Second Best
Apartment 5plus
$387.9K
$339.4K – $452.5K
NOI $27,151 @ 7.0% cap · market cap 7.54%
Theoretical Best
Office A
$678.0K
$593.3K – $791.0K
NOI $47,461 @ 7.0% cap · market cap 13.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
303
Businesses Nearby
Explore this area
Business Placement
Demographics for 78217, TX
33,562
Population
16,179
Households
2.1
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
10.1 sq mi
ZIP Area
3,323
Density / Sq Mi
$56,852
Median Household Income
$33,931
Median Earnings
$1,186
Median Rent
$216,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two separately metered residences feature central air, durable flooring, and active lease terms for a practical income-property configuration.
Where is this duplex located?
The property is located at 3402 STARBEND ST San Antonio, TX.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: 2,658‑square‑foot duplex on a 0.266‑acre lot; Main residence has 3 bedrooms and 2 baths; Separate apartment includes 1 bedroom and 1 bath
