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    Modern Two-Unit Duplex Title is generated by Realmo AI

    1063 Sleepy Hollow, Spring Branch, TX 78070

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    For Sale
    $284,900

    MULTI_FAMILY - Other - Spring Branch, TX

    Property size:
    2,160 SF
    Lot size:
    0.23 Acres
    Price / SF:
    $131/SF
    Added:
    Oct 30, 2025
    Days on Market:
    219
    Last Refresh:
    Jun 5 at 1:06 am

    Property Features for 1063 Sleepy Hollow

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Rooms
    Bedroom 2, Bedroom 4, Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 3
    Interior features
    CeilingFans, TubShower, Vanity, WalkInClosets, BreakfastArea, KitchenFamilyRoomCombo, KitchenDiningCombo
    Appliances
    Dishwasher, ElectricRange, Refrigerator, SomeElectricAppliances, Microwave, Range
    Standard status
    Active
    APN
    33774
    Size
    2,160 SF
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LAKE OF THE HILLS ESTATES, BLOCK 22, LOT 47
    Tax Annual Amount
    3781

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    2023
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Carpet, Linoleum
    Building materials
    HardiplankType, Masonry
    Roof type
    Composition, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Sherry Keeble
    Sherry Keeble

    Listing agent Sherry Keeble License #0488263

    Listing office Exit 4 Texas 1619 E Common Street, New Braunfels, TX

    Listing date Oct 30, 2025

    MLS# 596733 Listing URL

    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.

    HighLights

    • Duplex built in 2023 in the Lake of the Hills subdivision
    • Each unit offers 2 bedrooms and 2 full bathrooms with a private laundry room
    • Open floorplan with primary bedroom walk‑in closet
    • Kitchens include granite countertops, subway tile backsplash, and all appliances including refrigerator
    • Central air and central/electric heating; ceiling fans throughout
    • Septic tank sewer and composition shingle roof

    Overview

    This for-sale duplex was built about two years ago and consists of two separate units, each with two bedrooms and two full bathrooms. Both units feature an open floorplan, a private laundry room, and a primary bedroom with a large walk-in closet. Interior finishes include vinyl flooring in the main living areas with carpet in the bedrooms, designed for low-maintenance upkeep. The kitchens include granite countertops and a subway tile backsplash, and each unit comes with appliances, including the refrigerators. One of the units has never been lived in.

    The property is located in the Lake of the Hills subdivision in Spring Branch, Texas. The remarks note easy access to the area via nearby US 281, heading toward Blanco.

    This setup can fit buyers seeking a manageable residential income property with two similarly sized, self-contained layouts. With matching bedroom and bathroom counts, in-unit laundry, and kitchens equipped with appliances, the duplex is straightforward to operate and maintain, while the never-lived-in unit provides a cleaner starting point for an owner-operator or investor.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $35.0k $16.20
    − Vacancy −$3.3k −$1.54
    EGI $31.7k $14.66
    − OpEx −$9.5k −$4.40
    NOI $22.2k $10.26
    2,160 SF · lease $16.20/SF/yr · vacancy 9.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $316.7K
    $277.1K – $369.5K (±1% cap)
    NOI $22,167 @ 7.0% cap · market cap 7.78%
    Second Best
    Apartment 5plus
    $274.9K
    $240.6K – $320.8K (±1% cap)
    NOI $19,246 @ 7.0% cap · market cap 6.76%
    Theoretical Best
    Office A
    $551.0K
    $482.1K – $642.8K (±1% cap)
    NOI $38,569 @ 7.0% cap · market cap 13.54%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Spa & Massage Center Auto Repair Shop Hair Salon Skin Care Clinic Kitchen & Bath Showroom HVAC Service Bar & Pub Discount Store (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Spring Branch
    County
    Comal
    State
    Texas
    Longitude
    -98.397346
    Latitude
    29.950828

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    FAQs

    What type of property is this?
    Duplex - For sale duplex built within two years, offering two 2-bedroom, 2-bath units with modern finishes and included appliances.
    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 $284,900.
    What are key features of this property?
    This property features: Duplex built in 2023 in the Lake of the Hills subdivision; Each unit offers 2 bedrooms and 2 full bathrooms with a private laundry room; Open floorplan with primary bedroom walk‑in closet
    (830) 606-0606
    We can help!
    Listing Contact
    Sherry Keeble
    Sherry Keeble
    Real Estate License ID: 0488263
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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