Vacant Triplex with Detached
New
For Sale
$325,000
628 MONTICELLO CT, San Antonio, TX 78223
Multi-Family (2-8 Units), San Antonio, TX
Property Size1,941 SF
Lot Size0.50 Acres
Price / SF$167.44
Days on Market2
Property Features for 628 MONTICELLO CT
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-4 CD
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
1900
Standard status
Active
Size
1,941 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Annual Amount
4832
Utilities
Cooling system
Central Air
Amenities
carport
storage shed
Building Details
Year built
1947
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Jaime Cuevas
(214) 202-7615
Added: Sep 8
Last Checked: Sep 9 at 12:06AM
MLS# 2014905
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 vacant triplex contains 1,941 square feet across three residential units on a 0.501-acre lot. The primary unit has two bedrooms, one full bathroom, a kitchen, and a utility room. The other two units each include one bedroom and one full bathroom, with one positioned in a detached structure. All three units have no carpet and central air. A carport and storage shed provide additional site improvements.
The property is zoned R-4 CD and has no HOA. Electric and gas are separately metered for each unit, while water is supplied through a shared meter. Constructed in 1947, the property is located at 628 Monticello Ct in San Antonio, Texas.
The property is zoned R-4 CD and has no HOA. Electric and gas are separately metered for each unit, while water is supplied through a shared meter. Constructed in 1947, the property is located at 628 Monticello Ct in San Antonio, Texas.
Key Highlights
- Three‑unit property with 2‑bedroom, 1‑bath unit plus two 1‑bedroom, 1‑bath units
- 0.501‑acre lot with 1,941 square feet of property size
- Detached third residential unit
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
Property Profile
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three residential units sit on a half-acre lot with separate electric and gas metering.
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‑unit property with 2‑bedroom, 1‑bath unit plus two 1‑bedroom, 1‑bath units; 0.501‑acre lot with 1,941 square feet of property size; Detached third residential unit
