Duplex with Fenced
For Sale
$365,000
Pending
354-356 Bobolink, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size2,034 SF
Lot Size0.31 Acres
Days on Market26
Property Features for 354-356 Bobolink
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Memorial
Middle school
New Braunfel
High school
New Braunfel
Elementary school district
New Braunfels
Middle school district
New Braunfels
High school district
New Braunfels
Subdivision
2707
Standard status
Pending
Size
2,034 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Annual Amount
6425
Utilities
Cooling system
Central Air
Amenities
fenced backyard
storage shed
attached carport
Building Details
Year built
1985
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
(210) 493-3030
Listed By:
William Smith · License #0689273
(210) 493-3030
Added: Jul 30
Changed: Aug 19
Last Checked: Aug 24 at 12:06AM
MLS# 2004328
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 1985, this duplex contains 2,034 square feet across two separate residences. Each unit has 2 bedrooms, 2 full bathrooms, tile flooring, central air, and a functional living area. A roof was installed approximately one month ago. The property also includes an attached carport, a storage shed, and a fenced backyard on a 0.313-acre lot.
Set on a quiet cul-de-sac in New Braunfels, the property is near shopping, dining, schools, and entertainment. There is no HOA, providing flexibility for ownership and occupancy arrangements. The two-unit configuration supports rental use, multigenerational living, or an owner-occupant setup with a separate residence.
Set on a quiet cul-de-sac in New Braunfels, the property is near shopping, dining, schools, and entertainment. There is no HOA, providing flexibility for ownership and occupancy arrangements. The two-unit configuration supports rental use, multigenerational living, or an owner-occupant setup with a separate residence.
Key Highlights
- Two‑unit duplex totaling 2,034 square feet
- Each unit includes 2 bedrooms and 2 full bathrooms
- Roof installed approximately one month ago
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
$20,874
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
5.72%
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%
$417,480
$417.5K
Cap Rate 7%
$298,200
$298.2K
Cap Rate 9%
$231,933
$231.9K
Market Conditions
NOI Build-Up for 2,034 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
$33.0K $16.20/SF
− Vacancy
−$3.1K −$1.54/SF
EGI
$29.8K $14.66/SF
− OpEx
−$8.9K −$4.40/SF
NOI
$20.9K $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%
$417,480
Cap Rate 7%
$298,200
Cap Rate 9%
$231,933
Alternative Uses
Best Use
Multifamily LT 5
$298.2K
$260.9K – $347.9K
NOI $20,874 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$258.9K
$226.5K – $302.1K
NOI $18,123 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$518.8K
$454.0K – $605.3K
NOI $36,319 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
525
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-unit property with updated roofing, attached covered parking, tile floors, and central air conditioning.
Where is this duplex located?
The property is located at 354-356 Bobolink New Braunfels, TX.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,034 square feet; Each unit includes 2 bedrooms and 2 full bathrooms; Roof installed approximately one month ago
