New Braunfels Office Space
For Sale
$390,000
1014 W County Line Rd, New Braunfels, TX 78130
Versatile office space in a rapidly growing Texas city.
Property Size1,740 SF
Lot Size0.50 Acres
Price / SF$224.14
Days on Market180
Property Features for 1014 W County Line Rd
General Information
Standard status
Active
Size
1,740 SF
Lot size
0.50 Acres
Property subtype
Office
Building Details
Year Built
1983
Listing Agency:
Legacy Commercial Real Estate
(830) 708-9054
Listed By:
Will Henry · License #TX #668108
(830) 708-9054
Source:
Legacycommercialre
Added: Mar 5
Changed: Jul 6
Last Checked: Aug 31 at 2:00PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Legacy Commercial Real Estate
Investment Insights
Based on property information with market context.
This property presents an opportunity for office space in New Braunfels, Texas. The property includes a 1,740-square-foot main building constructed in 1983, featuring three private offices and a spacious open entry room, offering a versatile layout. Zoned C-1, the property is suitable for a multitude of commercial uses. The property's location on a corner lot fronting County Line Road provides visibility and exposure. It is located within the highest density single-family area of New Braunfels, which lends itself to a host of possibilities. The 0.5-acre lot also includes two outbuildings that provide additional office, storage, or shop space. New Braunfels is positioned between San Antonio and Austin along the I-35 corridor. The city offers a mix of demographics, job growth, and a business-friendly environment, providing access to two major metropolitan markets, making it an ideal hub for logistics, retail, healthcare, hospitality, and professional services.
Key Highlights
- High‑visibility corner lot on County Line Rd in a high‑density residential area.
- Zoned C‑1, allowing for a multitude of commercial uses.
- 1,740 SF main building with 3 private offices and a spacious open entry room.
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
$23,714
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
6.08%
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%
$474,280
$474.3K
Cap Rate 7%
$338,771
$338.8K
Cap Rate 9%
$263,489
$263.5K
Market Conditions
NOI Build-Up for 1,740 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
$38.4K $22.08/SF
− Vacancy
−$6.8K −$3.91/SF
EGI
$31.6K $18.17/SF
− OpEx
−$7.9K −$4.54/SF
NOI
$23.7K $13.63/SF
Area
Comal County, TX
Vacancy
17.70%
Lease Rate
$22.08 /SF/Yr
Expense Ratio
25.00%
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%
$474,280
Cap Rate 7%
$338,771
Cap Rate 9%
$263,489
Alternative Uses
Best Use
Office B
$338.8K
$296.4K – $395.2K
NOI $23,714 @ 7.0% cap · market cap 6.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$443.8K
$388.4K – $517.8K
NOI $31,069 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
149
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 - Versatile office space in a rapidly growing Texas city.
Where is this office units located?
The property is located at 1014 W County Line Rd New Braunfels, TX.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: High‑visibility corner lot on County Line Rd in a high‑density residential area.; Zoned C‑1, allowing for a multitude of commercial uses.; 1,740 SF main building with 3 private offices and a spacious open entry room.
