Duplex With Attached
For Sale
$430,000
2213-2215 AVERY VILLAGE, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size2,586 SF
Lot Size0.19 Acres
Price / SF$166.28
Days on Market56
Property Features for 2213-2215 AVERY VILLAGE
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Comal
Middle school
Canyon
High school
Canyon
Elementary school district
Comal
Middle school district
Comal
High school district
Comal
Subdivision
3100
Standard status
Active
Size
2,586 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
7831
HOA Fee
$1,068 Annually
Building Details
Year built
2018
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Julian Berg
(214) 202-7615
Added: Jun 30
Changed: Aug 20
Last Checked: Aug 24 at 12:06PM
MLS# 1992281
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.
Built in 2018, this duplex contains 2,586 square feet across two residences. Each unit includes 3 bedrooms, 2 bathrooms, an open-concept layout, generous living areas, private outdoor space, and an attached 2-car garage. The property occupies 0.19 acres. One unit is leased, while the other can accommodate an owner-occupant or a separate tenant.
The property is located in the Avery Park community of New Braunfels, within Comal ISD and near IH-35. Downtown New Braunfels, the Gruene Historic District, Schlitterbahn, shopping, dining, and entertainment are all described as minutes away. The address is 2213-2215 Avery Village, New Braunfels, TX 78130.
The property is located in the Avery Park community of New Braunfels, within Comal ISD and near IH-35. Downtown New Braunfels, the Gruene Historic District, Schlitterbahn, shopping, dining, and entertainment are all described as minutes away. The address is 2213-2215 Avery Village, New Braunfels, TX 78130.
Key Highlights
- Two‑unit duplex with 2,586 square feet of total property size
- Each unit offers 3 bedrooms and 2 bathrooms
- Attached 2‑car garage serves each residence
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
$26,539
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
6.17%
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%
$530,780
$530.8K
Cap Rate 7%
$379,129
$379.1K
Cap Rate 9%
$294,878
$294.9K
Market Conditions
NOI Build-Up for 2,586 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
$41.9K $16.20/SF
− Vacancy
−$4.0K −$1.54/SF
EGI
$37.9K $14.66/SF
− OpEx
−$11.4K −$4.40/SF
NOI
$26.5K $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%
$530,780
Cap Rate 7%
$379,129
Cap Rate 9%
$294,878
Alternative Uses
Best Use
Multifamily LT 5
$379.1K
$331.7K – $442.3K
NOI $26,539 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$329.2K
$288.0K – $384.0K
NOI $23,041 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$659.6K
$577.2K – $769.6K
NOI $46,175 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
82
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 - Two residences feature open layouts, private outdoor areas, and attached garages for convenient everyday use.
Where is this duplex located?
The property is located at 2213-2215 AVERY VILLAGE New Braunfels, TX.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,586 square feet of total property size; Each unit offers 3 bedrooms and 2 bathrooms; Attached 2‑car garage serves each residence
