Two-Home Multifamily
For Sale
$269,000
76 & 76b Post Oak, La Vernia, TX 78121
Two manufactured residences on a shared tract with separate water meters and established electrical service.
Property Size1,792 SF
Lot Size2.53 Acres
Days on Market27
Property Features for 76 & 76b Post Oak
General Information
Standard status
Active
Size
1,792 SF
Lot size
2.53 Acres
Property subtype
Multi Family Home
Zoning
R
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,200
Building Details
Building Size
1,792 SF
Year Built
1984
Buildings
2
Units
2
Listing Agency:
Foster Family Real Estate
(210) 264-5001
Listed By:
John Foster
(210) 264-5001
Source:
Southtexasrealtyservices
Added: Jul 28
Changed: Aug 22
Last Checked: Aug 22 at 12:34PM
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 Foster Family Real Estate
Investment Insights
Based on property information with market context.
This R-zoned multifamily property includes two manufactured homes on 2.53 acres at 76 & 76b Post Oak in La Vernia. Both residences were built in 1984 and relocated to the property in 2014. The larger home measures nearly 1,800 square feet and offers three bedrooms, two bathrooms, an open layout, newer laminate and vinyl flooring, a metal roof, Hardie-Board skirting, and two porches or patios. The second residence is an approximately 1,216-square-foot, 16-by-76-foot home with three bedrooms and two bathrooms, along with prior updates.
Each home has its own water meter, and two electrical meters are currently installed as part of a three-meter loop from FELPS Elect Co. One septic system serves both residences and has county approval for up to three multifamily homes on the 2.53-acre tract. Home one is vacant, while home two is tenant occupied and requires 24-hour advance notice for showings.
Each home has its own water meter, and two electrical meters are currently installed as part of a three-meter loop from FELPS Elect Co. One septic system serves both residences and has county approval for up to three multifamily homes on the 2.53-acre tract. Home one is vacant, while home two is tenant occupied and requires 24-hour advance notice for showings.
Key Highlights
- Two manufactured homes on 2.53 acres
- 1984 double‑wide measures nearly 1,800 square feet with 3 bedrooms and 2 bathrooms
- 1984 single‑wide measures approximately 1,216 square feet and 16x76 feet
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
$15,967
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
5.94%
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%
$319,340
$319.3K
Cap Rate 7%
$228,100
$228.1K
Cap Rate 9%
$177,411
$177.4K
Market Conditions
NOI Build-Up for 1,792 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
$32.3K $18.00/SF
− Vacancy
−$3.2K −$1.80/SF
EGI
$29.0K $16.20/SF
− OpEx
−$13.1K −$7.29/SF
NOI
$16.0K $8.91/SF
Area
Wilson County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$319,340
Cap Rate 7%
$228,100
Cap Rate 9%
$177,411
Alternative Uses
Best Use
Apartment 5plus
$228.1K
$199.6K – $266.1K
NOI $15,967 @ 7.0% cap · market cap 5.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$457.1K
$400.0K – $533.3K
NOI $31,998 @ 7.0% cap · market cap 11.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 78121, TX
15,206
Population
5,304
Households
2.9
Avg Household Size
40
Median Age
33%
College-Educated
95%
High-School Grad
102.6 sq mi
ZIP Area
148
Density / Sq Mi
$126,726
Median Household Income
$57,940
Median Earnings
$1,086
Median Rent
$359,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Multifamily property - Two manufactured residences on a shared tract with separate water meters and established electrical service.
Where is this multifamily property located?
The property is located at 76 & 76b Post Oak La Vernia, TX.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Two manufactured homes on 2.53 acres; 1984 double‑wide measures nearly 1,800 square feet with 3 bedrooms and 2 bathrooms; 1984 single‑wide measures approximately 1,216 square feet and 16x76 feet
