Remodeled Duplex with Private
For Sale
$389,900
9315 Whisper, San Antonio, TX 78240
Multi-Family (2-8 Units), San Antonio, TX
Property Size2,092 SF
Lot Size0.15 Acres
Price / SF$186.38
Days on Market61
Property Features for 9315 Whisper
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Thornton
Middle school
Rudder
High school
Marshall
Elementary school district
Northside
Middle school district
Northside
High school district
Northside
Subdivision
0400
Standard status
Active
Size
2,092 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
7215
HOA Fee
$365 Annually
Utilities
Cooling system
Central Air
Amenities
fenced yard
Building Details
Year built
1984
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
(210) 493-3030
Listed By:
Elizabeth Montalvo
(210) 380-2398
Added: Jul 4
Changed: Aug 19
Last Checked: Sep 2 at 6:06PM
MLS# 1997478
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.
This duplex contains two two-bedroom, two-bath units within 2,092 square feet. Both residences place the primary bedroom downstairs and the second bedroom upstairs, with a private fenced yard and two-car garage serving each unit. Interior improvements include granite countertops and backsplashes, refreshed bathrooms, updated lighting and fixtures, newer appliances, and new flooring. Central air conditioning serves the property, which was built in 1984 and occupies 0.15 acres.
One unit is currently rented while the other is vacant, creating different occupancy options for a buyer. The property is positioned in north San Antonio near the Medical Center, UTSA, and La Cantera, with access to nearby shopping, dining, employment centers, and major corridors.
One unit is currently rented while the other is vacant, creating different occupancy options for a buyer. The property is positioned in north San Antonio near the Medical Center, UTSA, and La Cantera, with access to nearby shopping, dining, employment centers, and major corridors.
Key Highlights
- 2,092‑square‑foot duplex with two 2‑bedroom, 2‑bath units
- Each unit includes a private fenced yard and two‑car garage
- One unit is rented; the second unit is vacant
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
$24,079
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
6.18%
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%
$481,580
$481.6K
Cap Rate 7%
$343,986
$344.0K
Cap Rate 9%
$267,544
$267.5K
Market Conditions
NOI Build-Up for 2,092 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
$36.4K $17.40/SF
− Vacancy
−$2.0K −$0.96/SF
EGI
$34.4K $16.44/SF
− OpEx
−$10.3K −$4.93/SF
NOI
$24.1K $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%
$481,580
Cap Rate 7%
$343,986
Cap Rate 9%
$267,544
Alternative Uses
Best Use
Multifamily LT 5
$344.0K
$301.0K – $401.3K
NOI $24,079 @ 7.0% cap · market cap 6.18%
Second Best
Apartment 5plus
$305.3K
$267.1K – $356.2K
NOI $21,369 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$533.6K
$466.9K – $622.6K
NOI $37,354 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
319
Businesses Nearby
Explore this area
Business Placement
Demographics for 78240, TX
56,112
Population
27,713
Households
2
Avg Household Size
35
Median Age
38%
College-Educated
93%
High-School Grad
11.2 sq mi
ZIP Area
5,010
Density / Sq Mi
$62,203
Median Household Income
$41,812
Median Earnings
$1,283
Median Rent
$245,100
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 - Two-bedroom layouts, private fenced yards, and individual garages provide functional residential income use.
Where is this duplex located?
The property is located at 9315 Whisper San Antonio, TX.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 2,092‑square‑foot duplex with two 2‑bedroom, 2‑bath units; Each unit includes a private fenced yard and two‑car garage; One unit is rented; the second unit is vacant
