Vacant Three-Unit
New
For Sale
$325,000
628 Monticello Ct, San Antonio, TX 78223
Residential triplex with varied unit layouts, individual electric and gas meters, a carport, and storage shed.
Property Size1,941 SF
Lot Size0.50 Acres
Price / SF$167.44
Days on Market5
Property Features for 628 Monticello Ct
General Information
Standard status
Active
Size
1,941 SF
Lot size
0.50 Acres
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1BA, 2 x 1BR/1BA
Multifamily Units
3
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,832
Amenities
carport
storage shed
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Jaime Cuevas
(210) 385-0319
Source:
Exprealty
Added: Sep 8
Changed: Sep 11
Last Checked: Sep 12 at 3:30PM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This vacant residential triplex at 628 Monticello Ct includes three separate units on an approximately 0.50-acre lot. The primary unit has 2 bedrooms, 1 full bath, a kitchen, and a utility room. Two additional 1-bedroom, 1-bath units provide a mix of layouts, with the third unit located in a detached structure. Each unit has hard-surface flooring with no carpet.
The property includes a carport and storage shed, along with separate electric and gas meters for each unit. Water is supplied through a shared common meter, and the property has no HOA. Its San Antonio location and existing three-unit configuration provide a clearly defined multifamily asset for evaluation by an owner or investor.
The property includes a carport and storage shed, along with separate electric and gas meters for each unit. Water is supplied through a shared common meter, and the property has no HOA. Its San Antonio location and existing three-unit configuration provide a clearly defined multifamily asset for evaluation by an owner or investor.
Key Highlights
- Three separate residential units on an approximately 0.50‑acre lot
- Unit mix includes one 2‑bedroom unit and two 1‑bedroom units
- Detached third unit with 1 bedroom and 1 full 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
$19,920
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
6.13%
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%
$398,400
$398.4K
Cap Rate 7%
$284,571
$284.6K
Cap Rate 9%
$221,333
$221.3K
Market Conditions
NOI Build-Up for 1,941 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
$31.4K $16.20/SF
− Vacancy
−$3.0K −$1.54/SF
EGI
$28.5K $14.66/SF
− OpEx
−$8.5K −$4.40/SF
NOI
$19.9K $10.26/SF
Area
ZIP 78223
Vacancy
9.50%
Lease Rate
$16.20 /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%
$398,400
Cap Rate 7%
$284,571
Cap Rate 9%
$221,333
Alternative Uses
Best Use
Multifamily LT 5
$284.6K
$249.0K – $332.0K
NOI $19,920 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$247.1K
$216.2K – $288.2K
NOI $17,294 @ 7.0% cap · market cap 5.32%
Theoretical Best
Office A
$466.8K
$408.4K – $544.6K
NOI $32,674 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
490
Businesses Nearby
Explore this area
Business Placement
Demographics for 78223, TX
55,705
Population
22,278
Households
2.5
Avg Household Size
35
Median Age
12%
College-Educated
78%
High-School Grad
40.9 sq mi
ZIP Area
1,362
Density / Sq Mi
$50,352
Median Household Income
$33,762
Median Earnings
$1,054
Median Rent
$156,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Triplex - Residential triplex with varied unit layouts, individual electric and gas meters, a carport, and storage shed.
Where is this triplex located?
The property is located at 628 Monticello Ct 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: Three separate residential units on an approximately 0.50‑acre lot; Unit mix includes one 2‑bedroom unit and two 1‑bedroom units; Detached third unit with 1 bedroom and 1 full bath
