Two-Unit Three-Story
For Sale
$385,000
627 S Olive St #102, San Antonio, TX 78203
Contemporary duplex with open living areas, private bedroom baths, and flexible owner-occupant or rental use.
Property Size2,177 SF
Price / SF$176.85
Days on Market49
Property Features for 627 S Olive St #102
General Information
Standard status
Active
Size
2,177 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2.5BA
Multifamily Units
2
Building Details
Year Built
2022
Buildings
1
Listing Agency:
Phyllis Browning Company
Listed By:
Polo Gutierrez
(210) 464-4521
Source:
Theswinneygroup
Added: Jul 19
Changed: Aug 28
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 Phyllis Browning Company
Investment Insights
Based on property information with market context.
Built in 2022, this 2,177-square-foot duplex at 627 S Olive St, #102, San Antonio, TX 78203 contains two three-story residences. Each unit includes two bedrooms and two-and-a-half bathrooms, with a layout that separates sleeping areas from the main living level. Open living and dining spaces connect to contemporary kitchens with streamlined finishes and abundant natural light. Each bedroom has its own private full bathroom.
The property is positioned near downtown San Antonio, major highways, dining, and local attractions. Its two-unit configuration supports either owner occupancy with additional rental income or use as a multi-unit rental property, subject to applicable requirements.
The property is positioned near downtown San Antonio, major highways, dining, and local attractions. Its two-unit configuration supports either owner occupancy with additional rental income or use as a multi-unit rental property, subject to applicable requirements.
Key Highlights
- Two‑unit duplex with 2,177 SF total property size
- Built in 2022
- Each residence spans three stories
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
$25,057
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
6.51%
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%
$501,140
$501.1K
Cap Rate 7%
$357,957
$358.0K
Cap Rate 9%
$278,411
$278.4K
Market Conditions
NOI Build-Up for 2,177 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
$37.9K $17.40/SF
− Vacancy
−$2.1K −$0.96/SF
EGI
$35.8K $16.44/SF
− OpEx
−$10.7K −$4.93/SF
NOI
$25.1K $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%
$501,140
Cap Rate 7%
$357,957
Cap Rate 9%
$278,411
Alternative Uses
Best Use
Multifamily LT 5
$358.0K
$313.2K – $417.6K
NOI $25,057 @ 7.0% cap · market cap 6.51%
Second Best
Apartment 5plus
$317.7K
$278.0K – $370.6K
NOI $22,238 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$555.3K
$485.9K – $647.9K
NOI $38,872 @ 7.0% cap · market cap 10.10%
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
521
Businesses Nearby
Explore this area
Business Placement
Demographics for 78203, TX
5,872
Population
2,380
Households
2.5
Avg Household Size
35
Median Age
14%
College-Educated
75%
High-School Grad
1.4 sq mi
ZIP Area
4,194
Density / Sq Mi
$34,815
Median Household Income
$28,146
Median Earnings
$989
Median Rent
$139,900
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 - Contemporary duplex with open living areas, private bedroom baths, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 627 S Olive St #102 San Antonio, TX.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,177 SF total property size; Built in 2022; Each residence spans three stories
