Newer Duplex with Open
For Sale
$269,900
1063 Sleepy Hollow, Spring Branch, TX 78070
Two-bedroom units offer private laundry rooms, appliance packages, and low-maintenance interior finishes.
Property Size2,160 SF
Price / SF$124.95
Days on Market42
Property Features for 1063 Sleepy Hollow
General Information
Standard status
Active
Size
2,160 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
private laundry room
Building Details
Year Built
2023
Buildings
1
Listing Agency:
Exit 4 Texas
(830) 606-0606
Listed By:
Sherry Keeble · License #0488263
Source:
Texashomeguide
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 25 at 5:35AM
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 Exit 4 Texas
Investment Insights
Based on property information with market context.
Built in 2023, this duplex contains 2,160 square feet across two residential units. Each unit includes two bedrooms, two full bathrooms, an open-concept living arrangement, and a dedicated laundry room. One unit has never been occupied. Interior finishes include vinyl flooring in the main living spaces and carpeting in the bedrooms, while the kitchens feature granite countertops, subway tile backsplashes, and appliances including refrigerators. Each primary bedroom includes a walk-in closet.
The property is located in the Lake of the Hills subdivision in Spring Branch, just off 281 in the direction of Blanco. San Antonio is identified as a nearby commuting destination.
The property is located in the Lake of the Hills subdivision in Spring Branch, just off 281 in the direction of Blanco. San Antonio is identified as a nearby commuting destination.
Key Highlights
- Duplex built in 2023 with 2,160 square feet
- Two units, each with 2 bedrooms and 2 full bathrooms
- One unit has never been occupied
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
$22,167
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
8.21%
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%
$443,340
$443.3K
Cap Rate 7%
$316,671
$316.7K
Cap Rate 9%
$246,300
$246.3K
Market Conditions
NOI Build-Up for 2,160 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
$35.0K $16.20/SF
− Vacancy
−$3.3K −$1.54/SF
EGI
$31.7K $14.66/SF
− OpEx
−$9.5K −$4.40/SF
NOI
$22.2K $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%
$443,340
Cap Rate 7%
$316,671
Cap Rate 9%
$246,300
Alternative Uses
Best Use
Multifamily LT 5
$316.7K
$277.1K – $369.5K
NOI $22,167 @ 7.0% cap · market cap 8.21%
Second Best
Apartment 5plus
$274.9K
$240.6K – $320.8K
NOI $19,246 @ 7.0% cap · market cap 7.13%
Theoretical Best
Office A
$551.0K
$482.1K – $642.8K
NOI $38,569 @ 7.0% cap · market cap 14.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 78070, TX
20,618
Population
8,034
Households
2.6
Avg Household Size
47
Median Age
41%
College-Educated
95%
High-School Grad
133.3 sq mi
ZIP Area
155
Density / Sq Mi
$115,076
Median Household Income
$53,255
Median Earnings
$1,274
Median Rent
$469,500
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-bedroom units offer private laundry rooms, appliance packages, and low-maintenance interior finishes.
Where is this duplex located?
The property is located at 1063 Sleepy Hollow Spring Branch, TX.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Duplex built in 2023 with 2,160 square feet; Two units, each with 2 bedrooms and 2 full bathrooms; One unit has never been occupied
