Duplex with Month-to-Month
For Sale
$189,900
3414 Gateway Dr, San Antonio, TX 78210
Two-unit residential property with one occupied unit and renovation needs identified.
Property Size1,444 SF
Price / SF$131.51
Days on Market23
Property Features for 3414 Gateway Dr
General Information
Standard status
Active
Size
1,444 SF
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,564
Listing Agency:
Grand Slam Realty LLC
(210) 563-4197
Listed By:
Pedro Nieto
(210) 563-4197
Source:
Exprealty
Added: Jul 21
Changed: Aug 9
Last Checked: Aug 12 at 10:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Grand Slam Realty LLC
Investment Insights
Based on property information with market context.
This 1,444-square-foot duplex at 3414 Gateway Dr includes one unit occupied by a month-to-month tenant. The property is offered in its current condition, with minor cosmetic work and appliance replacements identified as needed.
Access to major highways is available from the property. The occupied unit may be shown after an accepted contract, and the existing tenancy can be addressed through lease negotiations or notice in accordance with applicable Texas law.
Access to major highways is available from the property. The occupied unit may be shown after an accepted contract, and the existing tenancy can be addressed through lease negotiations or notice in accordance with applicable Texas law.
Key Highlights
- 1,444‑square‑foot duplex at 3414 Gateway Dr, San Antonio, TX
- One unit occupied by a month‑to‑month tenant
- Minor cosmetic updates and appliance replacements are needed
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
$16,621
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
8.75%
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%
$332,420
$332.4K
Cap Rate 7%
$237,443
$237.4K
Cap Rate 9%
$184,678
$184.7K
Market Conditions
NOI Build-Up for 1,444 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
$25.1K $17.40/SF
− Vacancy
−$1.4K −$0.96/SF
EGI
$23.7K $16.44/SF
− OpEx
−$7.1K −$4.93/SF
NOI
$16.6K $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%
$332,420
Cap Rate 7%
$237,443
Cap Rate 9%
$184,678
Alternative Uses
Best Use
Multifamily LT 5
$237.4K
$207.8K – $277.0K
NOI $16,621 @ 7.0% cap · market cap 8.75%
Second Best
Apartment 5plus
$210.7K
$184.4K – $245.8K
NOI $14,750 @ 7.0% cap · market cap 7.77%
Theoretical Best
Office A
$368.3K
$322.3K – $429.7K
NOI $25,784 @ 7.0% cap · market cap 13.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 78210, TX
33,010
Population
14,410
Households
2.3
Avg Household Size
38
Median Age
16%
College-Educated
76%
High-School Grad
7.3 sq mi
ZIP Area
4,522
Density / Sq Mi
$51,990
Median Household Income
$33,271
Median Earnings
$1,119
Median Rent
$172,700
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-unit residential property with one occupied unit and renovation needs identified.
Where is this duplex located?
The property is located at 3414 Gateway Dr San Antonio, TX.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: 1,444‑square‑foot duplex at 3414 Gateway Dr, San Antonio, TX; One unit occupied by a month‑to‑month tenant; Minor cosmetic updates and appliance replacements are needed
