Duplex with Central
For Sale
$315,000
521/523 Southtrail Drive, San Antonio, TX 78216
Two-unit residential property with RM-4 zoning, natural gas, and central HVAC.
Property Size1,793 SF
Price / SF$175.68
Days on Market198
Property Features for 521/523 Southtrail Drive
General Information
Standard status
Active
Size
1,793 SF
Property subtype
Residential Income
Zoning
RM-4
Net Operating Income
$19,611
Taxes and HOA fees
Annual Taxes
$5,555
Amenities
Central Air
Natural Gas, Central
Building Details
Building Size
1,793 SF
Year Built
1968
Stories
1
Listing Agency:
Sophus Properties, LLC
Listed By:
Donna Crabtree · License #512451
(210) 219-3045
Source:
Evrealestate
Added: Feb 18
Changed: Aug 31
Last Checked: Sep 4 at 3:38AM
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 Sophus Properties, LLC
Investment Insights
Based on property information with market context.
Located at 521/523 Southtrail Drive in San Antonio, this duplex contains 1,793 square feet and was built in 1968. The property includes central air and central natural gas service, providing established building systems for the residential configuration.
RM-4 zoning supports the property’s classification as a duplex. Access is directed from Lorene to Southtrail, and the property is situated in Bexar County.
RM-4 zoning supports the property’s classification as a duplex. Access is directed from Lorene to Southtrail, and the property is situated in Bexar County.
Key Highlights
- 1,793‑square‑foot duplex at 521/523 Southtrail Drive
- Built in 1968
- RM‑4 zoning
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
$20,638
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
6.55%
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%
$412,760
$412.8K
Cap Rate 7%
$294,829
$294.8K
Cap Rate 9%
$229,311
$229.3K
Market Conditions
NOI Build-Up for 1,793 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
$31.2K $17.40/SF
− Vacancy
−$1.7K −$0.96/SF
EGI
$29.5K $16.44/SF
− OpEx
−$8.8K −$4.93/SF
NOI
$20.6K $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%
$412,760
Cap Rate 7%
$294,829
Cap Rate 9%
$229,311
Alternative Uses
Best Use
Multifamily LT 5
$294.8K
$258.0K – $344.0K
NOI $20,638 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$261.6K
$228.9K – $305.3K
NOI $18,315 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$457.4K
$400.2K – $533.6K
NOI $32,015 @ 7.0% cap · market cap 10.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,699
Businesses Nearby
Explore this area
Business Placement
Demographics for 78216, TX
40,172
Population
22,138
Households
1.8
Avg Household Size
37
Median Age
34%
College-Educated
90%
High-School Grad
14.1 sq mi
ZIP Area
2,849
Density / Sq Mi
$55,488
Median Household Income
$38,591
Median Earnings
$1,211
Median Rent
$281,700
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-unit residential property with RM-4 zoning, natural gas, and central HVAC.
Where is this duplex located?
The property is located at 521/523 Southtrail Drive San Antonio, TX.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,793‑square‑foot duplex at 521/523 Southtrail Drive; Built in 1968; RM‑4 zoning
