Duplex with Central Air and
For Sale
$310,000
418 Warren, San Antonio, TX 78212
Two-unit property with spacious rear yards, full occupancy, and recent interior improvements in one residence.
Property Size1,696 SF
Price / SF$182.78
Days on Market41
Property Features for 418 Warren
General Information
Standard status
Active
Size
1,696 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Amenities
Large back yards
Central air and heat
Building Details
Year Built
1908
Listing Agency:
Network NW Real Estate
Listed By:
Nancy Alfaro
(210) 673-5680
Source:
Kingdomtxrealty
Added: Jul 27
Changed: Aug 31
Last Checked: Sep 5 at 10:28AM
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 Network NW Real Estate
Investment Insights
Based on property information with market context.
This 1,696-square-foot duplex was built in 1908 and includes central air and heat serving both residences. Each unit has access to a large back yard, while Unit 2 has received recent interior work, including new paint and replacement flooring in the living area and one bedroom.
Both units are currently occupied. The property is located in San Antonio near downtown and the Southtown area, providing a residential income asset with established occupancy and updates completed in one unit.
Both units are currently occupied. The property is located in San Antonio near downtown and the Southtown area, providing a residential income asset with established occupancy and updates completed in one unit.
Key Highlights
- 1,696‑square‑foot duplex built in 1908
- Both units currently occupied
- Central air and heat
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
$19,521
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
6.30%
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%
$390,420
$390.4K
Cap Rate 7%
$278,871
$278.9K
Cap Rate 9%
$216,900
$216.9K
Market Conditions
NOI Build-Up for 1,696 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
$29.5K $17.40/SF
− Vacancy
−$1.6K −$0.96/SF
EGI
$27.9K $16.44/SF
− OpEx
−$8.4K −$4.93/SF
NOI
$19.5K $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%
$390,420
Cap Rate 7%
$278,871
Cap Rate 9%
$216,900
Alternative Uses
Best Use
Multifamily LT 5
$278.9K
$244.0K – $325.4K
NOI $19,521 @ 7.0% cap · market cap 6.30%
Second Best
Apartment 5plus
$247.5K
$216.6K – $288.7K
NOI $17,324 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$432.6K
$378.5K – $504.7K
NOI $30,283 @ 7.0% cap · market cap 9.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
3,283
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-unit property with spacious rear yards, full occupancy, and recent interior improvements in one residence.
Where is this duplex located?
The property is located at 418 Warren San Antonio, TX.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: 1,696‑square‑foot duplex built in 1908; Both units currently occupied; Central air and heat
