Duplex with Two Private
For Sale
$259,990
1055-1057 Dunlap Drive, New Braunfels, TX 78130
Duplex with two separate units, each with a fully fenced backyard and covered patios, plus driveway parking for both.
Property Size1,683 SF
Price / SF$154.48
Days on Market143
Property Features for 1055-1057 Dunlap Drive
General Information
Standard status
Active
Size
1,683 SF
Property subtype
Multi-Family / One Story
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$3,519
Amenities
Carpeting, Ceramic Tile, Linoleum, Laminate
Composition
Slab
Pre-Owned
Cash, Investors OK, Other
Covered Patio
Building Details
Year Built
1954
Listing Agency:
RE/MAX GO - NB
(281) 528-3228
Listed By:
Bryan Campbell
(281) 528-3228
Source:
Compass
Added: Apr 9
Changed: Aug 8
Last Checked: Jul 22 at 10:12PM
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 RE/MAX GO - NB
Investment Insights
Based on property information with market context.
This duplex offers two separate residences under one roof. One side is move-in ready with 3 bedrooms and 1 bathroom, while the other side has 2 bedrooms and 1 bathroom and is ready for personal updates or renovation. Both units include fully fenced, very-large backyards and covered patios for year-round outdoor use. Parking is convenient with driveway space for both units, and a 1-car garage is included on one side.
The property is located approximately 5–6 minutes from downtown New Braunfels, with quick access to shopping, dining, local attractions, and IH-35 for commuting. The remarks also note no HOA.
Overall, the layout provides flexibility for an owner-occupant or an investor looking to manage two units with separate outdoor space and off-street parking.
The property is located approximately 5–6 minutes from downtown New Braunfels, with quick access to shopping, dining, local attractions, and IH-35 for commuting. The remarks also note no HOA.
Overall, the layout provides flexibility for an owner-occupant or an investor looking to manage two units with separate outdoor space and off-street parking.
Key Highlights
- Duplex built in 1954 with two separate units: 3BR/1BA and 2BR/1BA
- Each unit includes its own fully fenced very‑large backyard plus a covered patio
- Driveway parking for both units, plus a 1‑car garage included on one side
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
$17,272
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
6.64%
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%
$345,440
$345.4K
Cap Rate 7%
$246,743
$246.7K
Cap Rate 9%
$191,911
$191.9K
Market Conditions
NOI Build-Up for 1,683 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
$27.3K $16.20/SF
− Vacancy
−$2.6K −$1.54/SF
EGI
$24.7K $14.66/SF
− OpEx
−$7.4K −$4.40/SF
NOI
$17.3K $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%
$345,440
Cap Rate 7%
$246,743
Cap Rate 9%
$191,911
Alternative Uses
Best Use
Multifamily LT 5
$246.7K
$215.9K – $287.9K
NOI $17,272 @ 7.0% cap · market cap 6.64%
Second Best
Apartment 5plus
$214.2K
$187.5K – $249.9K
NOI $14,996 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$429.3K
$375.6K – $500.9K
NOI $30,051 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
444
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 - Duplex with two separate units, each with a fully fenced backyard and covered patios, plus driveway parking for both.
Where is this duplex located?
The property is located at 1055-1057 Dunlap Drive New Braunfels, TX.
What is the asking price?
The asking price for this property is $259,990.
What are key features of this property?
This property features: Duplex built in 1954 with two separate units: 3BR/1BA and 2BR/1BA; Each unit includes its own fully fenced very‑large backyard plus a covered patio; Driveway parking for both units, plus a 1‑car garage included on one side
