Craftsman Duplex with Secondary Living
For Sale
$675,000
527 Kings Ct, San Antonio, TX 78212
R-4-zoned property with a primary residence and separate living space featuring its own kitchen and living area.
Property Size2,332 SF
Lot Size0.72 Acres
Price / SF$289.45
Days on Market23
Property Features for 527 Kings Ct
General Information
Standard status
Active
Size
2,332 SF
Lot size
0.72 Acres
Property subtype
Multi-Family
Zoning
R-4
Building Details
Year Built
1935
Construction
Craftsman
Listing Agency:
Keller Williams Heritage
Listed By:
Alicia Stumph · License #709249
(409) 679-7385
Source:
Texashomeguide
Added: Aug 14
Changed: Aug 29
Last Checked: Sep 5 at 12:13PM
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 Keller Williams Heritage
Investment Insights
Based on property information with market context.
This duplex property combines a Craftsman-style main residence with a separate secondary living space on a 0.72-acre lot. The primary home contains 1,972 square feet with three bedrooms and two baths, along with original hardwood floors, a fireplace with built-ins, bright living areas, and a covered front porch. The additional living space measures approximately 600 square feet and includes one bedroom, one bath, a kitchen, and a living area.
Mature trees provide a defined outdoor setting at 527 Kings Ct in San Antonio. The property offers access to The Pearl, Trinity University, downtown San Antonio, and area dining, cultural, and entertainment destinations. It is zoned R-4 and participates in the City of San Antonio's Historic Tax Incentive Program. An existing survey is available for review. Buyers should independently verify zoning, allowable uses, tax incentives, development opportunities, and rental potential.
Mature trees provide a defined outdoor setting at 527 Kings Ct in San Antonio. The property offers access to The Pearl, Trinity University, downtown San Antonio, and area dining, cultural, and entertainment destinations. It is zoned R-4 and participates in the City of San Antonio's Historic Tax Incentive Program. An existing survey is available for review. Buyers should independently verify zoning, allowable uses, tax incentives, development opportunities, and rental potential.
Key Highlights
- 0.72‑acre lot with mature trees and substantial outdoor space
- Main residence includes 1,972 sq ft, 3 bedrooms, and 2 baths
- Separate secondary living space of approximately 600 sq ft with 1 bedroom and 1 bath
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
$26,842
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
3.98%
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%
$536,840
$536.8K
Cap Rate 7%
$383,457
$383.5K
Cap Rate 9%
$298,244
$298.2K
Market Conditions
NOI Build-Up for 2,332 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
$40.6K $17.40/SF
− Vacancy
−$2.2K −$0.96/SF
EGI
$38.3K $16.44/SF
− OpEx
−$11.5K −$4.93/SF
NOI
$26.8K $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%
$536,840
Cap Rate 7%
$383,457
Cap Rate 9%
$298,244
Alternative Uses
Best Use
Multifamily LT 5
$383.5K
$335.5K – $447.4K
NOI $26,842 @ 7.0% cap · market cap 3.98%
Second Best
Apartment 5plus
$340.3K
$297.8K – $397.0K
NOI $23,821 @ 7.0% cap · market cap 3.53%
Theoretical Best
Office A
$594.9K
$520.5K – $694.0K
NOI $41,640 @ 7.0% cap · market cap 6.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,022
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 - R-4-zoned property with a primary residence and separate living space featuring its own kitchen and living area.
Where is this duplex located?
The property is located at 527 Kings Ct San Antonio, TX.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 0.72‑acre lot with mature trees and substantial outdoor space; Main residence includes 1,972 sq ft, 3 bedrooms, and 2 baths; Separate secondary living space of approximately 600 sq ft with 1 bedroom and 1 bath
