Duplex with Fenced
For Sale
$395,500
8703 & 8705 Pensive, Converse, TX 78109
Multi-Family (2-8 Units), Converse, TX
Property Size2,684 SF
Lot Size0.21 Acres
Price / SF$147.35
Days on Market139
Property Features for 8703 & 8705 Pensive
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Converse
Middle school
Judson Middle School
High school
Judson
Elementary school district
Judson
Middle school district
Judson
High school district
Judson
Subdivision
1700
Standard status
Active
Size
2,684 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
9182
Amenities
open floor plan
high ceilings
spacious bedrooms
granite countertops
ceiling fans
private fenced yards
Building Details
Year built
2017
Listing Agency:
Clark Realty & Associates,LLC
(210) 655-5355
Listed By:
Janine Moore
(210) 722-5579
Added: May 8
Changed: Sep 22
Last Checked: Sep 23 at 5:06AM
MLS# 1964873
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.
Built in 2017, this duplex contains 2 matching residences totaling 2,684 square feet. Each side includes 3 bedrooms, 2.5 bathrooms, an open-concept layout, high ceilings, spacious bedrooms, granite countertops, ceiling fans, and a private fenced yard. Separate utility meters serve each residence, supporting independent operation for the two units.
The property is situated in Converse, Texas, near major highways and shopping centers. Its paired-unit configuration and mirrored floor plans provide a clear residential income setup with consistent features on both sides.
The property is situated in Converse, Texas, near major highways and shopping centers. Its paired-unit configuration and mirrored floor plans provide a clear residential income setup with consistent features on both sides.
Key Highlights
- 2‑unit duplex with 2 matching residences
- Each unit offers 3 bedrooms and 2.5 bathrooms
- 2,684 square feet built in 2017
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
$28,269
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
7.15%
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%
$565,380
$565.4K
Cap Rate 7%
$403,843
$403.8K
Cap Rate 9%
$314,100
$314.1K
Market Conditions
NOI Build-Up for 2,684 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
$43.5K $16.20/SF
− Vacancy
−$3.1K −$1.15/SF
EGI
$40.4K $15.05/SF
− OpEx
−$12.1K −$4.51/SF
NOI
$28.3K $10.53/SF
Area
Bexar County, TX
Vacancy
7.12%
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%
$565,380
Cap Rate 7%
$403,843
Cap Rate 9%
$314,100
Alternative Uses
Best Use
Multifamily LT 5
$403.8K
$353.4K – $471.2K
NOI $28,269 @ 7.0% cap · market cap 7.15%
Second Best
Apartment 5plus
$351.1K
$307.2K – $409.7K
NOI $24,579 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$726.4K
$635.6K – $847.5K
NOI $50,851 @ 7.0% cap · market cap 12.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
408
Businesses Nearby
Explore this area
Business Placement
Demographics for 78109, TX
52,093
Population
19,279
Households
2.7
Avg Household Size
33
Median Age
31%
College-Educated
92%
High-School Grad
27.8 sq mi
ZIP Area
1,874
Density / Sq Mi
$87,635
Median Household Income
$44,182
Median Earnings
$1,645
Median Rent
$241,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered residences offer open layouts, private outdoor areas, and high ceilings.
Where is this duplex located?
The property is located at 8703 & 8705 Pensive Converse, TX.
What is the asking price?
The asking price for this property is $395,500.
What are key features of this property?
This property features: 2‑unit duplex with 2 matching residences; Each unit offers 3 bedrooms and 2.5 bathrooms; 2,684 square feet built in 2017
