Two-Story
For Sale
$365,000
8710 Vista De Nubes, Converse, TX 78109
Multi-Family (2-8 Units), Converse, TX
Property Size2,964 SF
Lot Size0.20 Acres
Price / SF$123.14
Days on Market97
Property Features for 8710 Vista De Nubes
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Converse
Middle school
Woodlake
High school
Judson
Elementary school district
Judson
Middle school district
Judson
High school district
Judson
Subdivision
1700
Standard status
Active
Size
2,964 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
8741
Utilities
Cooling system
Central Air
Amenities
washer/dryer connections
Building Details
Year built
2015
Listing Agency:
Clark Realty & Associates,LLC
(210) 655-5355
Listed By:
Kevin Clark
(210) 655-5355
Added: May 19
Changed: Aug 20
Last Checked: Aug 23 at 11:06AM
MLS# 1967986
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 2015, this duplex contains two separate residences within a two-story structure totaling 2964 square feet. Each unit includes three bedrooms and 2.5 bathrooms, providing a consistent layout across the property. Central air serves both units, and washer and dryer connections are located inside each residence.
The property sits on a 0.204-acre lot in Converse, Texas, with proximity to Randolph AFB and Fort Sam Houston. Its two-unit configuration and established residential layout provide a straightforward multifamily asset with defined living spaces.
The property sits on a 0.204-acre lot in Converse, Texas, with proximity to Randolph AFB and Fort Sam Houston. Its two-unit configuration and established residential layout provide a straightforward multifamily asset with defined living spaces.
Key Highlights
- Two‑unit duplex built in 2015
- 2964 square feet across a two‑story structure
- Each unit has three bedrooms and 2.5 bathrooms
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
$31,219
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
8.55%
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%
$624,380
$624.4K
Cap Rate 7%
$445,986
$446.0K
Cap Rate 9%
$346,878
$346.9K
Market Conditions
NOI Build-Up for 2,964 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
$48.0K $16.20/SF
− Vacancy
−$3.4K −$1.15/SF
EGI
$44.6K $15.05/SF
− OpEx
−$13.4K −$4.51/SF
NOI
$31.2K $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%
$624,380
Cap Rate 7%
$445,986
Cap Rate 9%
$346,878
Alternative Uses
Best Use
Multifamily LT 5
$446.0K
$390.2K – $520.3K
NOI $31,219 @ 7.0% cap · market cap 8.55%
Second Best
Apartment 5plus
$387.8K
$339.3K – $452.4K
NOI $27,143 @ 7.0% cap · market cap 7.44%
Theoretical Best
Office A
$802.2K
$702.0K – $935.9K
NOI $56,156 @ 7.0% cap · market cap 15.39%
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
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
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 - Both units offer central air and in-unit washer and dryer connections.
Where is this duplex located?
The property is located at 8710 Vista De Nubes Converse, TX.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2015; 2964 square feet across a two‑story structure; Each unit has three bedrooms and 2.5 bathrooms
