Versatile Flex
For Sale
$375,000
1056 Market Hts, New Braunfels, TX 78132
Flexible layout with six rooms plus a kitchen and bathroom, suited for retail, office, workshop, or storage use.
Property Size4,400 SF
Price / SF$85.23
Days on Market195
Property Features for 1056 Market Hts
General Information
Standard status
Active
Size
4,400 SF
Property subtype
Commercial
Building Details
Year Built
1995
Listing Agency:
JPAR - Plano
Listed By:
Donna Renken (210) 601-3493 · License #0196427
(210) 601-3493
Source:
Magnoliarealtywaco
Added: Feb 21
Changed: Sep 4
Last Checked: Sep 1 at 10:47PM
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 JPAR - Plano
Investment Insights
Based on property information with market context.
This versatile commercial building has previously been used as a garage, antique store, and storage space, including housing antique vehicles. The interior is organized into six separate rooms, along with a small kitchen and bathroom, providing adaptable space for a range of setups such as retail, office, workshop, or warehouse-style operations.
The property is located just half a block off River Road and is described as benefiting from high seasonal traffic, particularly during the summer months. While the mailing address is listed as New Braunfels, the property is stated to be situated in Sattler, with convenient access to nearby businesses, banks, and local amenities.
For buyers seeking a flexible building with multiple interior rooms and utility support from the existing kitchen and bathroom, this site offers a practical foundation to support different operating models. The prior use history as a garage and storage space may also appeal to tenants or owners looking for functional space that can be reconfigured for retail, work areas, or general storage needs.
The property is located just half a block off River Road and is described as benefiting from high seasonal traffic, particularly during the summer months. While the mailing address is listed as New Braunfels, the property is stated to be situated in Sattler, with convenient access to nearby businesses, banks, and local amenities.
For buyers seeking a flexible building with multiple interior rooms and utility support from the existing kitchen and bathroom, this site offers a practical foundation to support different operating models. The prior use history as a garage and storage space may also appeal to tenants or owners looking for functional space that can be reconfigured for retail, work areas, or general storage needs.
Key Highlights
- Previously used as a garage, antique store, storage space, and to house antique vehicles
- Interior layout includes six separate rooms plus a small kitchen and bathroom
- Flexible for retail, office, workshop, or storage/warehouse‑type setups
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
$26,334
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
7.02%
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%
$526,680
$526.7K
Cap Rate 7%
$376,200
$376.2K
Cap Rate 9%
$292,600
$292.6K
Market Conditions
NOI Build-Up for 4,400 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
$39.6K $9.00/SF
− Vacancy
−$2.0K −$0.45/SF
EGI
$37.6K $8.55/SF
− OpEx
−$11.3K −$2.56/SF
NOI
$26.3K $5.98/SF
Area
Comal County, TX
Vacancy
5.00%
Lease Rate
$9.00 /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%
$526,680
Cap Rate 7%
$376,200
Cap Rate 9%
$292,600
Alternative Uses
Best Use
Retail
$841.4K
$736.2K – $981.7K
NOI $58,899 @ 7.0% cap · market cap 15.71%
Second Best
Flex RnD
$661.9K
$579.2K – $772.2K
NOI $46,332 @ 7.0% cap · market cap 12.36%
Theoretical Best
Office A
$1.12M
$982.1K – $1.31M
NOI $78,566 @ 7.0% cap · market cap 20.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible layout with six rooms plus a kitchen and bathroom, suited for retail, office, workshop, or storage use.
Where is this flex space located?
The property is located at 1056 Market Hts New Braunfels, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Previously used as a garage, antique store, storage space, and to house antique vehicles; Interior layout includes six separate rooms plus a small kitchen and bathroom; Flexible for retail, office, workshop, or storage/warehouse‑type setups
