Craftsman Duplex with Secondary
For Sale
$675,000
527 KINGS CT, San Antonio, TX 78212
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,332 SF
Lot Size0.72 Acres
Price / SF$289.45
Days on Market71
Property Features for 527 KINGS CT
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-4
Elementary school
Call District
Middle school
Call District
High school
Call District
Elementary school district
San Antonio I.S.D.
Middle school district
San Antonio I.S.D.
High school district
San Antonio I.S.D.
Subdivision
0900
Standard status
Active
Size
2,332 SF
Lot size
0.72 Acres
Taxes and HOA fees
Tax Annual Amount
19951
Utilities
Cooling system
Central Air
Amenities
original hardwood floors
fireplace
covered front porch
mature trees
Building Details
Year built
1935
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
(210) 493-3030
Listed By:
Alicia Stumph · License #709249
(409) 679-7385
Added: Jul 3
Changed: Aug 19
Last Checked: Sep 11 at 2:06PM
MLS# 1997326
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex-style property pairs a Craftsman main residence with a separate secondary living space. The primary home contains 1,972 square feet, three bedrooms, two bathrooms, hardwood flooring, a fireplace with built-ins, naturally bright living areas, and a covered front porch. The additional approximately 600-square-foot space includes one bedroom, one bathroom, a kitchen, and a living area, creating a distinct residential component within the overall 2,332-square-foot property.
The property is located in San Antonio’s Monte Vista area, with access to The Pearl, Trinity University, downtown San Antonio, and surrounding dining, cultural, and entertainment destinations. It carries R-4 zoning and is included in the City of San Antonio’s Historic Tax Incentive Program. An existing survey is available for review.
The property is located in San Antonio’s Monte Vista area, with access to The Pearl, Trinity University, downtown San Antonio, and surrounding dining, cultural, and entertainment destinations. It carries R-4 zoning and is included in the City of San Antonio’s Historic Tax Incentive Program. An existing survey is available for review.
Key Highlights
- 2,332‑square‑foot duplex property with a separate secondary living space
- Main residence includes 1,972 square feet, 3 bedrooms, and 2 bathrooms
- Secondary space measures approximately 600 square feet with 1 bedroom and 1 bathroom
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
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Open Analytics
Current Use
Lease Details
2
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - R-4-zoned property includes a primary home and separate living accommodations.
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: 2,332‑square‑foot duplex property with a separate secondary living space; Main residence includes 1,972 square feet, 3 bedrooms, and 2 bathrooms; Secondary space measures approximately 600 square feet with 1 bedroom and 1 bathroom
