Duplex Property with Separate
New
For Sale
$399,900
7010 Dorothy Louise, San Antonio, TX 78229
Two residences on a spacious wooded lot offer flexible living arrangements near major medical and educational destinations.
Property Size1,984 SF
Days on Market7
Property Features for 7010 Dorothy Louise
General Information
Standard status
Active
Size
1,984 SF
Property subtype
Multi Family Home
Taxes and HOA fees
Annual Taxes
$10,649
Building Details
Building Size
1,984 SF
Year Built
1955
Units
2
Listing Agency:
Exp Realty
(830) 370-5551
Listed By:
Tyler Moore
(830) 370-5551
Source:
Southtexasrealtyservices
Added: Jul 31
Changed: Aug 6
Last Checked: Aug 6 at 2:24AM
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 Exp Realty
Investment Insights
Based on property information with market context.
This duplex property includes a 1,984-square-foot primary residence and a separate two-story casita measuring approximately 900 square feet. The main home has 2 bedrooms, 2 bathrooms, a kitchen, and a living area accented by a rock wall and fireplace. The casita adds 2 bedrooms, 1 bathroom, a kitchen, and its own comfortable living space, creating distinct accommodations within the same property. Mature trees, established landscaping, and a circular driveway provide usable outdoor space, privacy, and convenient parking on the approximately 1-acre parcel. Built in 1955, the property is located at 7010 Dorothy Louise in San Antonio. The setting offers proximity to the Medical Center, UTSA, UT Health San Antonio, restaurants, shopping, and everyday amenities.
Key Highlights
- Two residences on an approximately 1‑acre parcel
- Primary residence measures approximately 1984 sq ft with 2 bedrooms and 2 bathrooms
- Separate two‑story casita measures approximately 900 sq ft
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
$22,836
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
5.71%
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%
$456,720
$456.7K
Cap Rate 7%
$326,229
$326.2K
Cap Rate 9%
$253,733
$253.7K
Market Conditions
NOI Build-Up for 1,984 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
$34.5K $17.40/SF
− Vacancy
−$1.9K −$0.96/SF
EGI
$32.6K $16.44/SF
− OpEx
−$9.8K −$4.93/SF
NOI
$22.8K $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%
$456,720
Cap Rate 7%
$326,229
Cap Rate 9%
$253,733
Alternative Uses
Best Use
Multifamily LT 5
$326.2K
$285.5K – $380.6K
NOI $22,836 @ 7.0% cap · market cap 5.71%
Second Best
Apartment 5plus
$289.5K
$253.3K – $337.8K
NOI $20,266 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$506.1K
$442.8K – $590.4K
NOI $35,426 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,529
Businesses Nearby
Explore this area
Business Placement
Demographics for 78229, TX
33,135
Population
19,149
Households
1.7
Avg Household Size
31
Median Age
31%
College-Educated
86%
High-School Grad
5.8 sq mi
ZIP Area
5,713
Density / Sq Mi
$46,718
Median Household Income
$32,888
Median Earnings
$1,234
Median Rent
$206,400
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 residences on a spacious wooded lot offer flexible living arrangements near major medical and educational destinations.
Where is this duplex located?
The property is located at 7010 Dorothy Louise San Antonio, TX.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two residences on an approximately 1‑acre parcel; Primary residence measures approximately 1984 sq ft with 2 bedrooms and 2 bathrooms; Separate two‑story casita measures approximately 900 sq ft
