Updated Duplex with Central
New
For Sale
$210,000
401 DORA ST, San Antonio, TX 78212
Multi-Family (2-8 Units), San Antonio, TX
Property Size988 SF
Lot Size0.12 Acres
Price / SF$212.55
Days on Market2
Property Features for 401 DORA ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Rogers
Middle school
Mark Twain
High school
Edison
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
0900
Standard status
Active
Size
988 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
5010
Utilities
Cooling system
Central Air
Amenities
updated kitchen and bath
modern flooring
central HVAC
stove
refrigerator
stackable washer/dryer
off-street parking
privacy fencing
Building Details
Year built
1940
Listing Agency:
Homecity Real Estate
(210) 826-5300
Listed By:
Reagan Williamson · License #0596415
(210) 262-3570
Added: Sep 4
Changed: Sep 5
Last Checked: Sep 5 at 6:06PM
MLS# 2014347
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 988-square-foot duplex contains two one-bedroom, one-bath units, each with an updated kitchen and bathroom, modern flooring, central HVAC, stove, refrigerator, and stackable washer and dryer. The property was built in 1940 and includes off-street parking and privacy fencing.
One unit is occupied on a month-to-month basis, while the other is vacant. Major property updates include a complete plumbing replacement approximately three years ago, individual central HVAC systems less than five years old, and a metal roof approximately seven years old. The duplex sits on 0.115 acres in central San Antonio between San Pedro and McCullough, near Olmos Park.
One unit is occupied on a month-to-month basis, while the other is vacant. Major property updates include a complete plumbing replacement approximately three years ago, individual central HVAC systems less than five years old, and a metal roof approximately seven years old. The duplex sits on 0.115 acres in central San Antonio between San Pedro and McCullough, near Olmos Park.
Key Highlights
- Two‑unit duplex with 988 square feet of building area
- Each unit has 1 bedroom, 1 bath, an updated kitchen and bath, and modern flooring
- Individual central HVAC systems are less than five years old
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
$11,372
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
5.42%
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%
$227,440
$227.4K
Cap Rate 7%
$162,457
$162.5K
Cap Rate 9%
$126,356
$126.4K
Market Conditions
NOI Build-Up for 988 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
$17.2K $17.40/SF
− Vacancy
−$946 −$0.96/SF
EGI
$16.2K $16.44/SF
− OpEx
−$4.9K −$4.93/SF
NOI
$11.4K $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%
$227,440
Cap Rate 7%
$162,457
Cap Rate 9%
$126,356
Alternative Uses
Best Use
Multifamily LT 5
$162.5K
$142.2K – $189.5K
NOI $11,372 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$144.2K
$126.2K – $168.2K
NOI $10,092 @ 7.0% cap · market cap 4.81%
Theoretical Best
Office A
$252.0K
$220.5K – $294.0K
NOI $17,642 @ 7.0% cap · market cap 8.40%
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
1,249
Businesses Nearby
Explore this area
Business Placement
Demographics for 78212, TX
26,738
Population
13,399
Households
2
Avg Household Size
39
Median Age
39%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
3,875
Density / Sq Mi
$60,222
Median Household Income
$40,037
Median Earnings
$1,084
Median Rent
$299,400
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 one-bedroom units offer updated interiors, individual HVAC, and in-unit laundry appliances.
Where is this duplex located?
The property is located at 401 DORA ST San Antonio, TX.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: Two‑unit duplex with 988 square feet of building area; Each unit has 1 bedroom, 1 bath, an updated kitchen and bath, and modern flooring; Individual central HVAC systems are less than five years old
