Duplex with Attached
For Sale
$315,000
239 Rosalie Drive, New Braunfels, TX 78130
Residential, New Braunfels, TX
Property Size994 SF
Lot Size0.26 Acres
Price / SF$316.90
Days on Market56
Property Features for 239 Rosalie Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 1, Bathroom 3, Bedroom 3, Bathroom 4
Interior features
CeilingFans, TubShower, WalkInClosets, BreakfastArea, KitchenDiningCombo
Fencing
Privacy
Appliances
Dishwasher, ElectricRange, Microwave, SomeElectricAppliances, Range
Subdivision
Oelkers Acres 2
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
Exit Hwy-46 off I-35 and head east. Go about one mile and turn left on Oeklers, then turn right on Rosalie
Standard status
Active
APN
256539
Size
994 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
OELKERS ACRES 2, BLOCK 2, LOT 11
Tax Annual Amount
4740
HOA Fee
$220 Annually
Legal Description
OELKERS ACRES 2, BLOCK 2, LOT 11
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
private fenced backyards
covered patios
Building Details
Year built
2009
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Stucco
Roof type
Shingle, Composition
Architectural style
Other
Listing Agency:
Property Professionals, Inc
(830) 625-8065
Listed By:
Tyler Green · License #0700053
(210) 885-7189
Added: Jul 19
Changed: Sep 3
Last Checked: Sep 12 at 7:06PM
MLS# 618405
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 2009, this 994-square-foot duplex contains two residential units, each arranged with 2 bedrooms, 2 full bathrooms, open living and dining areas, and an attached 1-car garage. Ceramic tile flooring extends throughout the interiors, while each garage includes washer and dryer connections. Additional features include ceiling fans, walk-in closets, public water and sewer service, central electric heating, and central air conditioning.
The property occupies 0.26 acres at 239 Rosalie Drive in New Braunfels, Texas, near Highway 46. Each unit has a privacy-fenced backyard with a covered patio, providing dedicated outdoor space. Stucco construction, a composition shingle roof, and a recently painted exterior complete the property improvements.
The property occupies 0.26 acres at 239 Rosalie Drive in New Braunfels, Texas, near Highway 46. Each unit has a privacy-fenced backyard with a covered patio, providing dedicated outdoor space. Stucco construction, a composition shingle roof, and a recently painted exterior complete the property improvements.
Key Highlights
- Two‑unit duplex built in 2009
- Each unit includes 2 bedrooms, 2 full bathrooms, and an attached 1‑car garage
- 994 square feet on a 0.26‑acre lot
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
$10,201
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
3.24%
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%
$204,020
$204.0K
Cap Rate 7%
$145,729
$145.7K
Cap Rate 9%
$113,344
$113.3K
Market Conditions
NOI Build-Up for 994 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
$16.1K $16.20/SF
− Vacancy
−$1.5K −$1.54/SF
EGI
$14.6K $14.66/SF
− OpEx
−$4.4K −$4.40/SF
NOI
$10.2K $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%
$204,020
Cap Rate 7%
$145,729
Cap Rate 9%
$113,344
Alternative Uses
Best Use
Multifamily LT 5
$145.7K
$127.5K – $170.0K
NOI $10,201 @ 7.0% cap · market cap 3.24%
Second Best
Apartment 5plus
$126.5K
$110.7K – $147.6K
NOI $8,857 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$253.6K
$221.9K – $295.8K
NOI $17,749 @ 7.0% cap · market cap 5.63%
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
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
190
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 - Two residential units offer private outdoor areas, tile flooring, and laundry connections within attached garages.
Where is this duplex located?
The property is located at 239 Rosalie Drive New Braunfels, TX.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2009; Each unit includes 2 bedrooms, 2 full bathrooms, and an attached 1‑car garage; 994 square feet on a 0.26‑acre lot
