Updated Duplex with In-Ground
For Sale
$325,000
616 W Agarita, San Antonio, TX 78212
Two-unit residential property combining historic character with refreshed interiors, central HVAC, outdoor recreation, and substantial storage.
Property Size1,350 SF
Price / SF$240.74
Days on Market30
Property Features for 616 W Agarita
General Information
Standard status
Active
Size
1,350 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
hardwood floors
high ceilings
pool
large storage building
central air and heat
Building Details
Year Built
1924
Listing Agency:
RE/MAX Unlimited
Listed By:
Beatrice Briseno · License #443893
(210) 532-8774
Source:
Thebranchinc
Added: Aug 7
Changed: Sep 3
Last Checked: Sep 5 at 10:26AM
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 RE/MAX Unlimited
Investment Insights
Based on property information with market context.
Built in 1924, this duplex offers 1,350 square feet with original hardwood floors and high ceilings that retain the property's historic character. The kitchen and bathroom have been updated, while recent interior painting and central air and heat provide refreshed, practical finishes. An in-ground pool and large storage building add useful exterior amenities.
The property is located in Alta Vista at 616 W Agarita in San Antonio, Texas 78212. Its two-unit configuration, updated interior areas, and combination of indoor and outdoor features support its use as a residential income property.
The property is located in Alta Vista at 616 W Agarita in San Antonio, Texas 78212. Its two-unit configuration, updated interior areas, and combination of indoor and outdoor features support its use as a residential income property.
Key Highlights
- Duplex configuration with 1,350 square feet
- Original hardwood floors and high ceilings
- Updated kitchen and 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
$15,539
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
4.78%
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%
$310,780
$310.8K
Cap Rate 7%
$221,986
$222.0K
Cap Rate 9%
$172,656
$172.7K
Market Conditions
NOI Build-Up for 1,350 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
$23.5K $17.40/SF
− Vacancy
−$1.3K −$0.96/SF
EGI
$22.2K $16.44/SF
− OpEx
−$6.7K −$4.93/SF
NOI
$15.5K $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%
$310,780
Cap Rate 7%
$221,986
Cap Rate 9%
$172,656
Alternative Uses
Best Use
Multifamily LT 5
$222.0K
$194.2K – $259.0K
NOI $15,539 @ 7.0% cap · market cap 4.78%
Second Best
Apartment 5plus
$197.0K
$172.4K – $229.8K
NOI $13,790 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$344.4K
$301.3K – $401.8K
NOI $24,105 @ 7.0% cap · market cap 7.42%
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
1,144
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 - Two-unit residential property combining historic character with refreshed interiors, central HVAC, outdoor recreation, and substantial storage.
Where is this duplex located?
The property is located at 616 W Agarita San Antonio, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Duplex configuration with 1,350 square feet; Original hardwood floors and high ceilings; Updated kitchen and bathroom
