Updated Duplex with Rear Alley
For Sale
$342,999
7203 /7205 Timbercreek, San Antonio, TX 78227
Two three-bedroom units offer separate garages, driveways, entrances, and utility meters.
Property Size2,290 SF
Price / SF$149.78
Days on Market33
Property Features for 7203 /7205 Timbercreek
General Information
Standard status
Active
Size
2,290 SF
Property subtype
Multi-Family
Occupancy
50%
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Amenities
shared front porch
fully fenced backyard
covered rear patio
Building Details
Year Built
1984
Buildings
1
Listing Agency:
Premier Realty Group Platinum
(210) 641-1400
Listed By:
Persia McMillan
Source:
Sarahildebrandaguilera
Added: Jul 27
Changed: Aug 27
Last Checked: Aug 28 at 12:57PM
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 Premier Realty Group Platinum
Investment Insights
Based on property information with market context.
Built in 1984, this duplex contains two three-bedroom, 1.5-bath units, each with an attached one-car garage, its own driveway, separate entrance, and separately metered utilities. Shared front-porch space serves the paired residences, while the fenced rear yard includes a covered patio and gated alley access. The alley accommodates flexible vehicle access and additional outdoor storage or parking uses.
Unit 7203 is vacant and includes refreshed interiors, updated flooring, neutral finishes, abundant natural light, and a renovated kitchen with white cabinetry, granite-style countertops, stainless steel appliances, and a U-shaped layout. Unit 7205 is occupied and producing rental income; tenant privacy is requested, and showings are limited to Unit 7203.
The property is located in San Antonio near Loop 410, Highway 90, Downtown San Antonio, Lackland Air Force Base, shopping, restaurants, schools, parks, major employers, and public transportation. A neighborhood park is nearby.
Unit 7203 is vacant and includes refreshed interiors, updated flooring, neutral finishes, abundant natural light, and a renovated kitchen with white cabinetry, granite-style countertops, stainless steel appliances, and a U-shaped layout. Unit 7205 is occupied and producing rental income; tenant privacy is requested, and showings are limited to Unit 7203.
The property is located in San Antonio near Loop 410, Highway 90, Downtown San Antonio, Lackland Air Force Base, shopping, restaurants, schools, parks, major employers, and public transportation. A neighborhood park is nearby.
Key Highlights
- Two‑unit duplex built in 1984 with 2,290 square feet
- Each unit has 3 bedrooms, 1.5 bathrooms, and an attached one‑car garage
- Unit 7203 is vacant with updated interiors and a renovated kitchen
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
$26,358
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
7.68%
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%
$527,160
$527.2K
Cap Rate 7%
$376,543
$376.5K
Cap Rate 9%
$292,867
$292.9K
Market Conditions
NOI Build-Up for 2,290 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
$39.8K $17.40/SF
− Vacancy
−$2.2K −$0.96/SF
EGI
$37.7K $16.44/SF
− OpEx
−$11.3K −$4.93/SF
NOI
$26.4K $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%
$527,160
Cap Rate 7%
$376,543
Cap Rate 9%
$292,867
Alternative Uses
Best Use
Multifamily LT 5
$376.5K
$329.5K – $439.3K
NOI $26,358 @ 7.0% cap · market cap 7.68%
Second Best
Apartment 5plus
$334.2K
$292.4K – $389.9K
NOI $23,392 @ 7.0% cap · market cap 6.82%
Theoretical Best
Office A
$584.1K
$511.1K – $681.5K
NOI $40,890 @ 7.0% cap · market cap 11.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
244
Businesses Nearby
Explore this area
Business Placement
Demographics for 78227, TX
46,594
Population
16,008
Households
2.9
Avg Household Size
33
Median Age
10%
College-Educated
77%
High-School Grad
19.1 sq mi
ZIP Area
2,439
Density / Sq Mi
$48,049
Median Household Income
$28,857
Median Earnings
$1,112
Median Rent
$151,300
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 - Two three-bedroom units offer separate garages, driveways, entrances, and utility meters.
Where is this duplex located?
The property is located at 7203 /7205 Timbercreek San Antonio, TX.
What is the asking price?
The asking price for this property is $342,999.
What are key features of this property?
This property features: Two‑unit duplex built in 1984 with 2,290 square feet; Each unit has 3 bedrooms, 1.5 bathrooms, and an attached one‑car garage; Unit 7203 is vacant with updated interiors and a renovated kitchen
