Duplex with Private
For Sale
$415,000
3017 GREEN MOUNTAIN DR, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size2,199 SF
Lot Size0.18 Acres
Price / SF$188.72
Days on Market48
Property Features for 3017 GREEN MOUNTAIN DR
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Morningside
Elementary school district
Comal
Middle school district
Comal
High school district
Comal
Subdivision
2623
Standard status
Active
Size
2,199 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
7036
Utilities
Cooling system
Central Air
Amenities
private entrance
fenced backyard
stained concrete flooring
mature trees
Building Details
Year built
2004
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Edwin Perdomo
(281) 496-7500
Added: Jul 14
Changed: Aug 20
Last Checked: Aug 30 at 2:06AM
MLS# 1999895
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 2,199-square-foot duplex was built in 2004 and includes two separately arranged residences. One side offers three bedrooms, two bathrooms, and a two-car garage; the other provides two bedrooms, two bathrooms, and a one-car garage. Each residence has an individual entrance, a fenced backyard, and its own living area. Open living and dining spaces, stained concrete floors, functional kitchens, and central air support practical day-to-day use.
The property occupies a 0.179-acre lot on a cul-de-sac in the Evergreen Village subdivision. Both units are currently occupied, while one unit may be delivered vacant at closing for an owner occupant. The address provides access to IH-35, H-E-B, shopping, restaurants, schools, and destinations throughout New Braunfels. Mature trees and ample parking are also noted on the property.
The property occupies a 0.179-acre lot on a cul-de-sac in the Evergreen Village subdivision. Both units are currently occupied, while one unit may be delivered vacant at closing for an owner occupant. The address provides access to IH-35, H-E-B, shopping, restaurants, schools, and destinations throughout New Braunfels. Mature trees and ample parking are also noted on the property.
Key Highlights
- 2,199‑square‑foot duplex on a 0.179‑acre lot
- Built in 2004 with central air
- Three‑bedroom, two‑bath unit with a two‑car 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
$22,568
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
5.44%
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%
$451,360
$451.4K
Cap Rate 7%
$322,400
$322.4K
Cap Rate 9%
$250,756
$250.8K
Market Conditions
NOI Build-Up for 2,199 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
$35.6K $16.20/SF
− Vacancy
−$3.4K −$1.54/SF
EGI
$32.2K $14.66/SF
− OpEx
−$9.7K −$4.40/SF
NOI
$22.6K $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%
$451,360
Cap Rate 7%
$322,400
Cap Rate 9%
$250,756
Alternative Uses
Best Use
Multifamily LT 5
$322.4K
$282.1K – $376.1K
NOI $22,568 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$279.9K
$244.9K – $326.6K
NOI $19,593 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$560.9K
$490.8K – $654.4K
NOI $39,265 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
197
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 - Both residences are occupied, with one potentially available for an owner occupant at closing.
Where is this duplex located?
The property is located at 3017 GREEN MOUNTAIN DR New Braunfels, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 2,199‑square‑foot duplex on a 0.179‑acre lot; Built in 2004 with central air; Three‑bedroom, two‑bath unit with a two‑car garage
