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    Jay Dabbs, Ccim, New Braunfels, TX

    License ID: 623922
    Ncg Commercial Real Estate
    Association
    Four Rivers Association Of Realtors

    Contact details

    Phone:
    (210) 749-5494
    Office Address:
    373 S Seguin Ave, New Braunfels, TX, 78130

    Performance

    Listings
    12

    Listings

    For Sale (7)

    View map
    • $1,700,000

      San Antonio Development Opportunity

      1.89 acre site near downtown San Antonio with flexible zoning.
      1008 Hoefgen Ave, San Antonio, TX 78210
      View Details
    • $1,132,894

      Garden Ridge Development Opportunity

      Prime land for retail/office development with easy IH-35 access.
      2252 & Fm 3009, Garden Ridge, TX 78266
      View Details
    • $1,123,028

      6.49 Acre Land Tract

      6.49 acre land tract for sale in Garden Ridge.
      Nacagdoches Loop And Doerr Ln, Garden Ridge, TX 78266
      View Details
    • Contact for pricing
      57,261 SF

      Downtown Redevelopment Opportunity

      Two-building redevelopment opportunity in downtown San Antonio.
      601 N St St Mary's, San Antonio, TX
      View Details
    • $1,123,028

      6.494 Acre Land Tract

      Land tract for sale on Old 2252 (Nacogdoches Loop).
      9998 Doerr Ln, Schertz, TX 78154
      View Details
    • $1,132,894

      4.56 Acre Land Tract

      Land tract for sale on Farm to Market Rd 2252.
      Farm To Market Rd 2252, Garden Ridge, TX
      View Details
    • $4,650,000

      Renovated Office/Warehouse on 6 Acres

      Renovated office/warehouse on 6 acres in developing area.
      7570 North Frontage Rd, New Braunfels, TX 78130
      View Details

    For Lease (5)

    View map
    • $24 SF/Yr

      Medical Office Space Near Hospital

      Second-generation medical office space available near Christus Hospital.
      921 Lakeview Blvd, New Braunfels, TX 78130
      View Details
    • Contact for pricing
      4,500 SF

      Two Warehouses with Gated Access

      Two warehouses totaling 10,350 SF with gated access.
      1451 Highway 290 W, Dripping Springs, TX 78620
      View Details
    • Contact for pricing
      5,850 SF

      Two Warehouses with Gated Access

      Two warehouses totaling 10,350 SF with gated access.
      1451 Us-290, Dripping Springs, TX
      View Details
    • Contact for pricing

      Office/Medical Office Space Available

      Office and medical suites for lease with immediate occupancy.
      876 Loop 337, New Braunfels, TX 78130
      View Details
    • Contact for pricing
      2,539 SF

      Office/Medical Office on Loop 337

      Office/medical office space with convenient highway access.
      876 Tx-337 Loop, New Braunfels, TX
      View Details

    Leases and Sales on Map

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    Jay Dabbs, Ccim, New Braunfels, TX
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Jay Dabbs, Ccim, New Braunfels, TX
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