Updated Two-Unit
New
For Sale
$272,000
525 Southtrail Dr, San Antonio, TX 78216
Live in one residence while the second provides rental income and each unit includes covered parking.
Property Size1,793 SF
Price / SF$151.70
Days on Market1
Property Features for 525 Southtrail Dr
General Information
Standard status
Active
Size
1,793 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
laundry room
private carport bay
covered parking
patios
mature trees
private fenced yard
Building Details
Year Built
1968
Buildings
1
Listing Agency:
eXp Realty
Listed By:
Christopher Drawdy
(210) 214-2673
Source:
Texashomeguide
Added: Sep 5
Last Checked: Sep 5 at 3:12PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This 1968 duplex contains two residences, each arranged with 2 bedrooms, 1 bath, a laundry room, and a private carport bay. Both units also offer patios, while the property includes a maturely landscaped private fenced yard and no HOA. One side has been refreshed with butcher block countertops, painted shaker cabinetry, a stone-finished island, tile backsplash, and updated bathroom materials. The other residence has an updated bathroom and remaining interior space for further personalization.
Located at 525 Southtrail Dr in San Antonio, the property is served by Northeast ISD, including Harmony Hills Elementary, Eisenhower Middle, and Churchill High. Current occupancy includes an owner in one unit and a tenant in the other, supporting an owner-occupant arrangement with rental income from the second residence.
Located at 525 Southtrail Dr in San Antonio, the property is served by Northeast ISD, including Harmony Hills Elementary, Eisenhower Middle, and Churchill High. Current occupancy includes an owner in one unit and a tenant in the other, supporting an owner-occupant arrangement with rental income from the second residence.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bath per residence
- Built in 1968; no HOA
- Each unit includes a laundry room, private carport bay, and patio
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
7.59%
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 7.59%
Second Best
Apartment 5plus
$261.6K
$228.9K – $305.3K
NOI $18,315 @ 7.0% cap · market cap 6.73%
Theoretical Best
Office A
$457.4K
$400.2K – $533.6K
NOI $32,015 @ 7.0% cap · market cap 11.77%
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
1,699
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
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Frequently Asked Questions
What type of property is this?
Duplex - Live in one residence while the second provides rental income and each unit includes covered parking.
Where is this duplex located?
The property is located at 525 Southtrail Dr San Antonio, TX.
What is the asking price?
The asking price for this property is $272,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bath per residence; Built in 1968; no HOA; Each unit includes a laundry room, private carport bay, and patio
