Updated Duplex with Historic
For Sale
$369,999
616 W Craig Pl, San Antonio, TX 78212
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,016 SF
Price / SF$183.53
Days on Market118
Property Features for 616 W Craig Pl
General Information
Property type
Residential Multi Family
Property subtype
Other
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
0500
Standard status
Active
Size
2,016 SF
Taxes and HOA fees
Tax Annual Amount
7564
Utilities
Cooling system
Central Air
Building Details
Year built
1937
Listing Agency:
JPAR San Antonio
(800) 683-5651
Listed By:
Lina Bibian · License #0677993
(512) 987-1374
Added: May 11
Changed: Aug 19
Last Checked: Sep 5 at 11:06PM
MLS# 1839460
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 2,016-square-foot duplex contains two 2-bedroom, 1-bathroom units, with both residences occupied under existing leases. Constructed in 1937 and updated over time, the property retains original wood flooring and classic exterior details while offering central HVAC for contemporary comfort. Water is included in the rent for both units.
The duplex is located in Alta Vista, near The Pearl, downtown San Antonio, and San Antonio College. The property is at 616 W Craig Pl in San Antonio’s 78212-3480 ZIP Code. Showings require 24 hours’ advance notice, and tenant privacy is requested.
The duplex is located in Alta Vista, near The Pearl, downtown San Antonio, and San Antonio College. The property is at 616 W Craig Pl in San Antonio’s 78212-3480 ZIP Code. Showings require 24 hours’ advance notice, and tenant privacy is requested.
Key Highlights
- Two 2‑bedroom, 1‑bathroom units
- 2,016 square feet across the duplex
- Built in 1937 with updates over time
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
$23,204
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
6.27%
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%
$464,080
$464.1K
Cap Rate 7%
$331,486
$331.5K
Cap Rate 9%
$257,822
$257.8K
Market Conditions
NOI Build-Up for 2,016 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
$35.1K $17.40/SF
− Vacancy
−$1.9K −$0.96/SF
EGI
$33.1K $16.44/SF
− OpEx
−$9.9K −$4.93/SF
NOI
$23.2K $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%
$464,080
Cap Rate 7%
$331,486
Cap Rate 9%
$257,822
Alternative Uses
Best Use
Multifamily LT 5
$331.5K
$290.1K – $386.7K
NOI $23,204 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$294.2K
$257.4K – $343.2K
NOI $20,593 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$514.2K
$450.0K – $600.0K
NOI $35,997 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,327
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 leased residences combine period details with central HVAC in a well-maintained residential income property.
Where is this duplex located?
The property is located at 616 W Craig Pl San Antonio, TX.
What is the asking price?
The asking price for this property is $369,999.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bathroom units; 2,016 square feet across the duplex; Built in 1937 with updates over time
