Two-Unit Duplex with Central
For Sale
$279,000
1525 Eichen, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size1,800 SF
Lot Size0.26 Acres
Price / SF$155
Days on Market157
Property Features for 1525 Eichen
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Goodwin Frazier
Middle school
Church Hill
High school
Canyon
Elementary school district
Comal
Middle school district
Comal
High school district
Comal
Subdivision
2616
Standard status
Active
Size
1,800 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Annual Amount
4804
Utilities
Cooling system
Central Air
Building Details
Year built
1985
Listing Agency:
GIC Properties
Listed By:
Robert Libby
(210) 821-1122
Added: Apr 15
Changed: Sep 3
Last Checked: Sep 18 at 4:06PM
MLS# 1950420
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 1,800 square feet across two residential units, with each unit arranged around a two-bedroom floorplan. Central air serves the property, and the improvements date to 1985. Both residences are occupied by long-term renters, providing an existing rental operation for a new owner.
The property sits on a 0.258-acre parcel in New Braunfels and is located near Goodwin Frazier Elementary. Its two-unit configuration, established occupancy, and separate residential layouts create a straightforward multifamily format for continued rental use.
The property sits on a 0.258-acre parcel in New Braunfels and is located near Goodwin Frazier Elementary. Its two-unit configuration, established occupancy, and separate residential layouts create a straightforward multifamily format for continued rental use.
Key Highlights
- Two‑unit duplex with 1,800 square feet
- Each unit has a two‑bedroom floorplan
- Both units have long‑term renters
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
$18,473
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
6.62%
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%
$369,460
$369.5K
Cap Rate 7%
$263,900
$263.9K
Cap Rate 9%
$205,256
$205.3K
Market Conditions
NOI Build-Up for 1,800 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
$29.2K $16.20/SF
− Vacancy
−$2.8K −$1.54/SF
EGI
$26.4K $14.66/SF
− OpEx
−$7.9K −$4.40/SF
NOI
$18.5K $10.26/SF
Area
Comal County, TX
Vacancy
9.50%
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%
$369,460
Cap Rate 7%
$263,900
Cap Rate 9%
$205,256
Alternative Uses
Best Use
Multifamily LT 5
$263.9K
$230.9K – $307.9K
NOI $18,473 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$229.1K
$200.5K – $267.3K
NOI $16,038 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$459.1K
$401.8K – $535.7K
NOI $32,140 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
473
Businesses Nearby
Explore this area
Business Placement
Demographics for 78130, TX
88,349
Population
40,810
Households
2.2
Avg Household Size
37
Median Age
35%
College-Educated
91%
High-School Grad
91.0 sq mi
ZIP Area
971
Density / Sq Mi
$84,426
Median Household Income
$45,253
Median Earnings
$1,525
Median Rent
$296,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Both residences offer functional two-bedroom layouts and established long-term occupancy.
Where is this duplex located?
The property is located at 1525 Eichen New Braunfels, TX.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,800 square feet; Each unit has a two‑bedroom floorplan; Both units have long‑term renters
