Duplex with Back
For Sale
$209,900
4810 John Victor Drive, San Antonio, TX 78220
Two houses on one lot with a 2019-built casita, fully occupied with leases through April 2026.
Property Size600 SF
Price / SF$349.83
Days on Market143
Property Features for 4810 John Victor Drive
General Information
Standard status
Active
Size
600 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$15,885
Taxes and HOA fees
Annual Taxes
$1,928
Amenities
Vinyl, Laminate
Composition
Conventional, FHA, VA, Cash, Investors OK
Covered Patio
Building Details
Year Built
1952
Listing Agency:
Home Sweet San Antonio LLC
Listed By:
Hillary Romero
(210) 269-1127
Source:
Compass
Added: Apr 19
Changed: Aug 8
Last Checked: Jul 23 at 4:54PM
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 Home Sweet San Antonio LLC
Investment Insights
Based on property information with market context.
This property features two houses on one lot, including a casita in the back that was built in 2019. The units are currently fully occupied at market rents, with leases scheduled through April 2026. Rent increases are set for November 1st, and recent repairs have been completed across the property.
Located in San Antonio, the seller also notes ownership of several additional small multifamily properties in the area.
Located in San Antonio, the seller also notes ownership of several additional small multifamily properties in the area.
Key Highlights
- Two houses on one lot with a casita built in 2019
- Fully occupied with leases through April 2026 at market rents
- Rent increases scheduled for November 1
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
$6,906
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
3.29%
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%
$138,120
$138.1K
Cap Rate 7%
$98,657
$98.7K
Cap Rate 9%
$76,733
$76.7K
Market Conditions
NOI Build-Up for 600 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
$10.4K $17.40/SF
− Vacancy
−$574 −$0.96/SF
EGI
$9.9K $16.44/SF
− OpEx
−$3.0K −$4.93/SF
NOI
$6.9K $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%
$138,120
Cap Rate 7%
$98,657
Cap Rate 9%
$76,733
Alternative Uses
Best Use
Multifamily LT 5
$98.7K
$86.3K – $115.1K
NOI $6,906 @ 7.0% cap · market cap 3.29%
Second Best
Apartment 5plus
$87.6K
$76.6K – $102.2K
NOI $6,129 @ 7.0% cap · market cap 2.92%
Theoretical Best
Office A
$153.0K
$133.9K – $178.6K
NOI $10,713 @ 7.0% cap · market cap 5.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
362
Businesses Nearby
Explore this area
Business Placement
Demographics for 78220, TX
17,749
Population
7,098
Households
2.5
Avg Household Size
36
Median Age
10%
College-Educated
73%
High-School Grad
7.7 sq mi
ZIP Area
2,305
Density / Sq Mi
$41,244
Median Household Income
$29,449
Median Earnings
$1,153
Median Rent
$125,000
Median Home Value
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 houses on one lot with a 2019-built casita, fully occupied with leases through April 2026.
Where is this duplex located?
The property is located at 4810 John Victor Drive San Antonio, TX.
What is the asking price?
The asking price for this property is $209,900.
What are key features of this property?
This property features: Two houses on one lot with a casita built in 2019; Fully occupied with leases through April 2026 at market rents; Rent increases scheduled for November 1
