New Duplex Units Under
For Sale
$585,000
8911 N Fm 1560 305-306, San Antonio, TX 78254
MULTI_FAMILY - San Antonio, TX
Property Size2,500 SF
Price / SF$234
Days on Market48
Property Features for 8911 N Fm 1560 305-306
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Elementary school
Franklin
Middle school
FOLKS
Elementary school district
Northside
Middle school district
Northside
High school district
Northside
Subdivision
1300
Standard status
Active
Size
2,500 SF
Taxes and HOA fees
Tax Annual Amount
8611
HOA Fee
$1,200 Annually
Utilities
Cooling system
Central Air
Building Details
Year built
2025
Listing Agency:
eXp Realty
(888) 519-7431
Listed By:
Lexi Schlinke · License #0775519
(888) 519-7431
Added: Jun 23
Changed: Jul 31
Last Checked: Aug 9 at 12:06PM
MLS# 1887211
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.
New duplex units are currently under construction, with central air cooling. The property is listed as 2,500 square feet and is reflected at 8911 N Fm 1560 305-306 in San Antonio, TX 78254 (Bexar County). Built in 2025, the duplex format is well suited for owner-occupants and investors seeking a two-unit residential income structure.
The duplex is positioned on the Far West side of San Antonio, with the marketing narrative emphasizing convenience to nearby retail and services such as H-E-B, Walmart, schools, hospitals, dining, and Sea World San Antonio. The remarks also note easy access to Loop 1604 for commuting and regional connectivity.
Prospective buyers can review the current construction status and confirm final finishes and specifications, with photos referenced as being from a previously completed duplex by the same builder to show the expected end look once construction is complete.
The duplex is positioned on the Far West side of San Antonio, with the marketing narrative emphasizing convenience to nearby retail and services such as H-E-B, Walmart, schools, hospitals, dining, and Sea World San Antonio. The remarks also note easy access to Loop 1604 for commuting and regional connectivity.
Prospective buyers can review the current construction status and confirm final finishes and specifications, with photos referenced as being from a previously completed duplex by the same builder to show the expected end look once construction is complete.
Key Highlights
- Duplex units under construction at 8911 N Fm 1560 305‑306, San Antonio, TX 78254
- Central air cooling
- 2,500 square 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
$26,791
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
4.58%
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%
$535,820
$535.8K
Cap Rate 7%
$382,729
$382.7K
Cap Rate 9%
$297,678
$297.7K
Market Conditions
NOI Build-Up for 2,500 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
$40.5K $16.20/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$38.3K $15.31/SF
− OpEx
−$11.5K −$4.59/SF
NOI
$26.8K $10.72/SF
Area
ZIP 78254
Vacancy
5.50%
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%
$535,820
Cap Rate 7%
$382,729
Cap Rate 9%
$297,678
Alternative Uses
Best Use
Multifamily LT 5
$382.7K
$334.9K – $446.5K
NOI $26,791 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$352.7K
$308.6K – $411.5K
NOI $24,688 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$637.7K
$558.0K – $744.0K
NOI $44,640 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
223
Businesses Nearby
Explore this area
Business Placement
Demographics for 78254, TX
72,791
Population
25,493
Households
2.9
Avg Household Size
33
Median Age
44%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
3,604
Density / Sq Mi
$115,823
Median Household Income
$58,942
Median Earnings
$1,670
Median Rent
$298,800
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 - Duplex units under construction with central air at an address on N Fm 1560 in San Antonio.
Where is this duplex located?
The property is located at 8911 N Fm 1560 305-306 San Antonio, TX.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Duplex units under construction at 8911 N Fm 1560 305‑306, San Antonio, TX 78254; Central air cooling; 2,500 square feet
