Updated Duplex with Central
For Sale
$279,000
1525 Lorelei, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size1,660 SF
Lot Size0.23 Acres
Price / SF$168.07
Days on Market157
Property Features for 1525 Lorelei
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
1,660 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
4362
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 3:06PM
MLS# 1950424
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 updated duplex contains 1,660 square feet with two separate units, each arranged with a functional two-bedroom floorplan. One unit is vacant and move-in ready, while the other remains tenant occupied. Central air serves the property, which was built in 1985.
Positioned near Goodwin Frazier Elementary in New Braunfels, the property sits on a 0.233-acre lot at 1525 Lorelei. The available unit can be toured through the lockbox, while access to the occupied side should be coordinated without disturbing the tenant.
Positioned near Goodwin Frazier Elementary in New Braunfels, the property sits on a 0.233-acre lot at 1525 Lorelei. The available unit can be toured through the lockbox, while access to the occupied side should be coordinated without disturbing the tenant.
Key Highlights
- Two‑unit duplex with 1,660 square feet
- Each unit includes a 2‑bedroom floorplan
- One unit is vacant and move‑in ready
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
$17,036
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
6.11%
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%
$340,720
$340.7K
Cap Rate 7%
$243,371
$243.4K
Cap Rate 9%
$189,289
$189.3K
Market Conditions
NOI Build-Up for 1,660 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
$26.9K $16.20/SF
− Vacancy
−$2.6K −$1.54/SF
EGI
$24.3K $14.66/SF
− OpEx
−$7.3K −$4.40/SF
NOI
$17.0K $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%
$340,720
Cap Rate 7%
$243,371
Cap Rate 9%
$189,289
Alternative Uses
Best Use
Multifamily LT 5
$243.4K
$213.0K – $283.9K
NOI $17,036 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$211.3K
$184.9K – $246.5K
NOI $14,791 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$423.4K
$370.5K – $494.0K
NOI $29,641 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
598
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
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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 and one vacant unit support immediate occupancy and flexible rental use.
Where is this duplex located?
The property is located at 1525 Lorelei 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 1,660 square feet; Each unit includes a 2‑bedroom floorplan; One unit is vacant and move‑in ready
