Two-Unit Duplex with
For Sale
$405,000
6303 Luglio, San Antonio, TX 78233
Gated-community duplex with managed occupancy, upgraded kitchens, fenced outdoor space, and separate garage parking for each residence.
Property Size2,724 SF
Price / SF$148.68
Days on Market54
Property Features for 6303 Luglio
General Information
Standard status
Active
Size
2,724 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
1
Amenities
gated community
privacy fenced backyard
Building Details
Year Built
2021
Listing Agency:
Clark Realty & Associates,LLC
Listed By:
Kevin Clark
(210) 655-5355
Source:
Sarahildebrandaguilera
Added: Jul 14
Changed: Aug 29
Last Checked: Sep 4 at 10:08AM
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 Clark Realty & Associates,LLC
Investment Insights
Based on property information with market context.
Built in 2021, this 2,724-square-foot duplex contains two residences, each offering three bedrooms, two-and-a-half bathrooms, and a one-car garage. Interior features include tray ceilings and crown molding in the living rooms, granite kitchen counters, black appliances, ceramic tile across the first level, and carpet upstairs. Each unit also includes a privacy-fenced backyard.
The property is located within a gated community where HOA rules require professional property management, and management is already in place. The 6303 Luglio address is minutes from The Forum at Olympia Parkway, RBFCU, IKEA, and Randolph Air Force Base.
The property is located within a gated community where HOA rules require professional property management, and management is already in place. The 6303 Luglio address is minutes from The Forum at Olympia Parkway, RBFCU, IKEA, and Randolph Air Force Base.
Key Highlights
- 2,724‑square‑foot duplex built in 2021
- Each unit has 3 bedrooms, 2.5 bathrooms, and a 1‑car garage
- Gated community with HOA‑required property management already in place
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
$31,354
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
7.74%
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%
$627,080
$627.1K
Cap Rate 7%
$447,914
$447.9K
Cap Rate 9%
$348,378
$348.4K
Market Conditions
NOI Build-Up for 2,724 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
$47.4K $17.40/SF
− Vacancy
−$2.6K −$0.96/SF
EGI
$44.8K $16.44/SF
− OpEx
−$13.4K −$4.93/SF
NOI
$31.4K $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%
$627,080
Cap Rate 7%
$447,914
Cap Rate 9%
$348,378
Alternative Uses
Best Use
Multifamily LT 5
$447.9K
$391.9K – $522.6K
NOI $31,354 @ 7.0% cap · market cap 7.74%
Second Best
Apartment 5plus
$397.5K
$347.8K – $463.8K
NOI $27,825 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$694.8K
$608.0K – $810.7K
NOI $48,639 @ 7.0% cap · market cap 12.01%
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
550
Businesses Nearby
Explore this area
Business Placement
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
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 - Gated-community duplex with managed occupancy, upgraded kitchens, fenced outdoor space, and separate garage parking for each residence.
Where is this duplex located?
The property is located at 6303 Luglio San Antonio, TX.
What is the asking price?
The asking price for this property is $405,000.
What are key features of this property?
This property features: 2,724‑square‑foot duplex built in 2021; Each unit has 3 bedrooms, 2.5 bathrooms, and a 1‑car garage; Gated community with HOA‑required property management already in place
