Duplex with Matching
New
For Sale
$449,000
706 Saengerhalle Road, New Braunfels, TX 78130
Residential, New Braunfels, TX
Property Size2,738 SF
Lot Size0.19 Acres
Price / SF$163.99
Days on Market4
Property Features for 706 Saengerhalle Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 4, Bathroom 1, Bathroom 4, Bedroom 5, Bedroom 2, Bedroom 6, Bedroom 3
Interior features
CeilingFans, DoubleVanity, PullDownAtticStairs, TubShower, WalkInClosets, GraniteCounters, KitchenFamilyRoomCombo, KitchenDiningCombo, Pantry, SolidSurfaceCounters
Fencing
Privacy
Appliances
Dishwasher, ElectricRange, Disposal, Refrigerator, WaterHeater, SomeElectricAppliances, Microwave, Range
Subdivision
Saengerhalle Estates
Lot features
City Lot, Less Than Quarter Acre
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
From hwy 46, turn onto Saengerhalle road. Duplex will be on the right side.
Standard status
Active
APN
161315
Size
2,738 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
SAENGERHALLE ESTATES BLOCK 1 LOT 14 .19 AC
Tax Annual Amount
7948
HOA Fee
$275 Annually
Legal Description
SAENGERHALLE ESTATES BLOCK 1 LOT 14 .19 AC
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
covered patio with ceiling fan
indoor laundry rooms
garage door openers
fenced yard
sprinkler system
Building Details
Year built
2016
Floors in Building
1
Number of units
1
Flooring type
Concrete, Paintedstained
Roof type
Shingle, Composition
Architectural style
Other
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Brian Jones · License #0633759
(830) 832-3533
Added: Aug 20
Changed: Aug 23
Last Checked: Aug 23 at 8:06PM
MLS# 623304
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 2016 duplex contains two residences with identical floor plans, each offering 3 bedrooms, 2 baths, and 1,369 square feet. Combined building area is 2,738 square feet on a 0.19-acre lot. Interior details include open living spaces, stained concrete flooring, elevated ceilings, granite kitchen counters, breakfast bars, pantries, 42-inch cabinetry, and dedicated laundry rooms. Each unit also includes a refrigerator, dishwasher, built-in microwave, and electric range.
Both residences have a covered 10-by-20-foot patio, ceiling fan, fenced yard, sod, and sprinkler system. Additional features include walk-in closets, ceiling fans, shower/tub combinations, garage-door openers, central electric heating and cooling, public water, and public sewer. The POA maintains the xeriscaped front yard.
The property is approximately 3.5 miles from Creekside shopping, dining, and entertainment, and approximately 5 miles from downtown New Braunfels and Gruene Hall.
Both residences have a covered 10-by-20-foot patio, ceiling fan, fenced yard, sod, and sprinkler system. Additional features include walk-in closets, ceiling fans, shower/tub combinations, garage-door openers, central electric heating and cooling, public water, and public sewer. The POA maintains the xeriscaped front yard.
The property is approximately 3.5 miles from Creekside shopping, dining, and entertainment, and approximately 5 miles from downtown New Braunfels and Gruene Hall.
Key Highlights
- Two‑unit duplex with matching 3‑bedroom, 2‑bath floor plans
- 2,738 square feet across two residences; each unit measures 1,369 square feet
- Built in 2016 on a 0.19‑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
$28,099
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
6.26%
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%
$561,980
$562.0K
Cap Rate 7%
$401,414
$401.4K
Cap Rate 9%
$312,211
$312.2K
Market Conditions
NOI Build-Up for 2,738 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
$44.4K $16.20/SF
− Vacancy
−$4.2K −$1.54/SF
EGI
$40.1K $14.66/SF
− OpEx
−$12.0K −$4.40/SF
NOI
$28.1K $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%
$561,980
Cap Rate 7%
$401,414
Cap Rate 9%
$312,211
Alternative Uses
Best Use
Multifamily LT 5
$401.4K
$351.2K – $468.3K
NOI $28,099 @ 7.0% cap · market cap 6.26%
Second Best
Apartment 5plus
$348.5K
$305.0K – $406.6K
NOI $24,396 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$698.4K
$611.1K – $814.8K
NOI $48,889 @ 7.0% cap · market cap 10.89%
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
86
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 rental residences provide consistent finishes, private outdoor areas, and low-maintenance features near shopping and entertainment.
Where is this duplex located?
The property is located at 706 Saengerhalle Road New Braunfels, TX.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two‑unit duplex with matching 3‑bedroom, 2‑bath floor plans; 2,738 square feet across two residences; each unit measures 1,369 square feet; Built in 2016 on a 0.19‑acre lot
