Two-Unit Duplex with
For Sale
$299,000
198 West Street, New Braunfels, TX 78130
Residential, New Braunfels, TX
Property Size2,328 SF
Lot Size0.37 Acres
Price / SF$128.44
Days on Market335
Property Features for 198 West Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Duplex (R-2)
Parking features
Garage
Interior features
Bookcases, BuiltInFeatures, CeilingFans, CustomCabinets, KitchenDiningCombo
Fireplace
1
Appliances
Dishwasher, ElectricWaterHeater, SomeElectricAppliances
Subdivision
Guada Coma Estates
Lot features
Outside City Limits, Quarter To Half Acre Lot
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
Take HWY 46 heading toward Seguin. Guada Coma Estates subdivision is on your right after approximately 5mi. On the third street, turn right- it will dead-end into West St. with the property being on the right corner.
Standard status
Active
APN
26028
Size
2,328 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 16 BLOCK A, GUADA COMA ESTATES, UNIT ONE
Legal Description
LOT 16 BLOCK A, GUADA COMA ESTATES, UNIT ONE
Utilities
Sewer type
Septic Tank, Public Sewer
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1981
Floors in Building
1
Number of units
1
Flooring type
Linoleum, Carpet
Building materials
Brick, Masonry
Roof type
Shingle, Composition
Architectural style
Ranch
Listing Agency:
Homecity Real Estate
(830) 625-8061
Listed By:
Judy Smith · License #0421168
(830) 660-2075
Added: Sep 29, 2025
Changed: Aug 20
Last Checked: Aug 29 at 10:06PM
MLS# 593757
Copyright © 2026 Central Texas Multiple Listing Service. 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.
Built in 1981, this ranch-style duplex contains 2,328 square feet across two separately configured residences. One side offers two bedrooms, two bathrooms, and a garage; the other includes three bedrooms and two bathrooms without a garage. Brick and masonry construction, composition shingle roofing, electric heat, ceiling fans, bookcases, custom cabinetry, and a kitchen-dining combination are among the property’s physical features. A fireplace is also present.
The property occupies 0.37 acres in New Braunfels, with access to both New Braunfels and Seguin. Both residences are currently rented. Additional features include a dishwasher, electric water heater, carpet and linoleum flooring, public water, and a septic tank and public sewer listed among the service information.
The property occupies 0.37 acres in New Braunfels, with access to both New Braunfels and Seguin. Both residences are currently rented. Additional features include a dishwasher, electric water heater, carpet and linoleum flooring, public water, and a septic tank and public sewer listed among the service information.
Key Highlights
- 2,328‑square‑foot duplex on 0.37 acres
- Two‑bedroom, two‑bath side includes a garage
- Three‑bedroom, two‑bath side has no garage
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
$23,892
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
7.99%
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%
$477,840
$477.8K
Cap Rate 7%
$341,314
$341.3K
Cap Rate 9%
$265,467
$265.5K
Market Conditions
NOI Build-Up for 2,328 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
$37.7K $16.20/SF
− Vacancy
−$3.6K −$1.54/SF
EGI
$34.1K $14.66/SF
− OpEx
−$10.2K −$4.40/SF
NOI
$23.9K $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%
$477,840
Cap Rate 7%
$341,314
Cap Rate 9%
$265,467
Alternative Uses
Best Use
Multifamily LT 5
$341.3K
$298.7K – $398.2K
NOI $23,892 @ 7.0% cap · market cap 7.99%
Second Best
Apartment 5plus
$296.3K
$259.3K – $345.7K
NOI $20,742 @ 7.0% cap · market cap 6.94%
Theoretical Best
Office A
$593.8K
$519.6K – $692.8K
NOI $41,568 @ 7.0% cap · market cap 13.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
71
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
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 - Ranch-style duplex with two currently rented residences and convenient access to New Braunfels and Seguin.
Where is this duplex located?
The property is located at 198 West Street New Braunfels, TX.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 2,328‑square‑foot duplex on 0.37 acres; Two‑bedroom, two‑bath side includes a garage; Three‑bedroom, two‑bath side has no garage
