Two-Story Duplex with Private
For Sale
$599,000
342-346 East Terra Alta Drive, San Antonio, TX 78209
Townhome-style units feature rear-alley parking and upstairs dual primary suites.
Property Size3,680 SF
Price / SF$162.77
Days on Market164
Property Features for 342-346 East Terra Alta Drive
General Information
Standard status
Active
Size
3,680 SF
Property subtype
Multi-Family / Two Story
Net Operating Income
$30,497
Units
Unit Mix
1 x 2BR/2.5BA, 1 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
2
Taxes and HOA fees
Annual Taxes
$13,903
Amenities
Carpeting, Ceramic Tile
Composition
Slab
Conventional, FHA, VA, Cash
Patio Slab, Mature Trees
Building Details
Year Built
1968
Buildings
1
Stories
2
Listing Agency:
Compass
Listed By:
Codi Vives · License #598623
(512) 284-1033
Source:
Compass
Added: Mar 26
Changed: Sep 3
Last Checked: Sep 5 at 1:57PM
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 Compass
Investment Insights
Based on property information with market context.
This two-story duplex has a townhome-style configuration with two separately arranged residences. The first unit includes 2 bedrooms and 2.5 bathrooms, while the second offers 3 bedrooms and 2.5 bathrooms. Both residences feature dual primary suites on the upper level, private patio areas, and two detached parking spaces accessed from the rear alley.
Interior finishes vary by unit, including parquet flooring, plantation shutters, wood-look tile, ceramic tile, and carpeting. Additional features include generous closet storage, ceiling fans, mature trees, and slab construction. Built in 1968, the property is located at 342-346 East Terra Alta Drive in San Antonio and is served by Alamo Heights ISD.
Interior finishes vary by unit, including parquet flooring, plantation shutters, wood-look tile, ceramic tile, and carpeting. Additional features include generous closet storage, ceiling fans, mature trees, and slab construction. Built in 1968, the property is located at 342-346 East Terra Alta Drive in San Antonio and is served by Alamo Heights ISD.
Key Highlights
- Two‑story duplex with 2 residences and townhome‑style layouts
- Unit 1 includes 2 bedrooms and 2.5 bathrooms
- Unit 2 includes 3 bedrooms and 2.5 bathrooms
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
$42,357
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
7.07%
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%
$847,140
$847.1K
Cap Rate 7%
$605,100
$605.1K
Cap Rate 9%
$470,633
$470.6K
Market Conditions
NOI Build-Up for 3,680 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
$64.0K $17.40/SF
− Vacancy
−$3.5K −$0.96/SF
EGI
$60.5K $16.44/SF
− OpEx
−$18.2K −$4.93/SF
NOI
$42.4K $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%
$847,140
Cap Rate 7%
$605,100
Cap Rate 9%
$470,633
Alternative Uses
Best Use
Multifamily LT 5
$605.1K
$529.5K – $706.0K
NOI $42,357 @ 7.0% cap · market cap 7.07%
Second Best
Apartment 5plus
$537.0K
$469.9K – $626.5K
NOI $37,591 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$938.7K
$821.4K – $1.10M
NOI $65,709 @ 7.0% cap · market cap 10.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,046
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 - Townhome-style units feature rear-alley parking and upstairs dual primary suites.
Where is this duplex located?
The property is located at 342-346 East Terra Alta Drive San Antonio, TX.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two‑story duplex with 2 residences and townhome‑style layouts; Unit 1 includes 2 bedrooms and 2.5 bathrooms; Unit 2 includes 3 bedrooms and 2.5 bathrooms
