Flexible Office Suite with Eight
For Sale
$649,900
223 Lucinda Drive, New Braunfels, TX 78130
COMMERCIAL - New Braunfels, TX
Property Size3,000 SF
Lot Size0.35 Acres
Price / SF$216.63
Days on Market166
Property Features for 223 Lucinda Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMM
Parking features
Driveway
Exterior features
Lighting
Accessibility
Accessible Approach with Ramp
Subdivision
Urban Heights
Lot features
City Lot, Quarter To Half Acre Lot
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
2 miles on Hwy 46 from IH-35 towards Seguin. Left on Deborah, Left on Lucinda
Standard status
Active
APN
44692
Size
3,000 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT: 4 BLK: 3 ADDN: URBAN HEIGHTS
Tax Annual Amount
7270
Legal Description
LOT: 4 BLK: 3 ADDN: URBAN HEIGHTS
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2001
Floors in Building
2
Flooring type
Tile, Carpet
Building materials
Brick
Roof type
Shingle, Composition
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Charles Gallagher · License #0812509
(210) 259-7317
Added: Feb 19
Changed: Jun 11
Last Checked: Aug 4 at 5:06AM
MLS# 605043
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.
This versatile commercial office space is configured with eight private offices, a spacious reception area, and dedicated storage. An efficient dual HVAC system supports year-round comfort, and the offices are fully wired for high-speed internet and phone connectivity, with an existing telephone system already in place. The layout is designed to accommodate approximately 2–4 desks per office, supporting either a single-user operation or the leasing of individual suites. ADA accessibility is included.
Located in a small industrial park with convenient access to Hwy 46, I-35, and IH-10, the property is minutes from downtown New Braunfels. It also sits within an easy drive to both San Antonio and Austin, supporting a range of professional and medical office uses. The site includes 10+ parking spaces.
For tenants and operators, the configuration works well for businesses that need multiple enclosed offices and a central reception area, including childcare, real estate, title, loan, medical, sales, and general office uses. For buyers, the property is currently leased through May 31, 2027, providing established occupancy in a COMM-zoned setting.
Located in a small industrial park with convenient access to Hwy 46, I-35, and IH-10, the property is minutes from downtown New Braunfels. It also sits within an easy drive to both San Antonio and Austin, supporting a range of professional and medical office uses. The site includes 10+ parking spaces.
For tenants and operators, the configuration works well for businesses that need multiple enclosed offices and a central reception area, including childcare, real estate, title, loan, medical, sales, and general office uses. For buyers, the property is currently leased through May 31, 2027, providing established occupancy in a COMM-zoned setting.
Key Highlights
- Leased through May 31, 2027, providing current income with continued occupancy through lease end.
- Commercial office layout includes eight private offices plus a spacious reception area and dedicated storage.
- Dual HVAC system for efficient heating and cooling with central heating and central air.
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $66.2k | $22.08 |
| − Vacancy | −$11.7k | −$3.91 |
| EGI | $54.5k | $18.17 |
| − OpEx | −$13.6k | −$4.54 |
| NOI | $40.9k | $13.63 |
3,000 SF · lease $22.08/SF/yr · vacancy 17.70% · expense 25.00%
Alternative Uses
Best Use
Office B
$584.1K
$511.1K – $681.5K
NOI $40,887 @ 7.0% cap · market cap 6.29%
Second Best
Healthcare Medical
$555.4K
$486.0K – $648.0K
NOI $38,880 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$765.2K
$669.6K – $892.8K
NOI $53,567 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
146
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Suite includes eight private offices, reception, storage, and a dual HVAC system, with ADA access and 10+ parking spaces.
Where is this office units located?
The property is located at 223 Lucinda Drive New Braunfels, TX.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Leased through May 31, 2027, providing current income with continued occupancy through lease end.; Commercial office layout includes eight private offices plus a spacious reception area and dedicated storage.; Dual HVAC system for efficient heating and cooling with central heating and central air.
