Two-Unit Duplex with Private
For Sale
$269,900
Pending
1063 Sleepy Hollow, Spring Branch, TX 78070
Multi-Family (2-8 Units), Spring Branch, TX
Property Size2,160 SF
Lot Size0.23 Acres
Days on Market93
Property Features for 1063 Sleepy Hollow
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Rebecca Creek
Middle school
Mountain Valley
High school
Canyon Lake
Elementary school district
Comal
Middle school district
Comal
High school district
Comal
Subdivision
2606
Standard status
Pending
Size
2,160 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
6495
Utilities
Cooling system
Central Air
Amenities
private laundry room
Building Details
Year built
2023
Listing Agency:
Exit 4 Texas · EXIT Realty
(830) 627-3948
Listed By:
Sherry Keeble · License #0488263
(830) 606-0606
Added: Jun 5
Changed: Aug 29
Last Checked: Sep 5 at 3:06PM
MLS# 1919398
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2023, this duplex contains two residences, each with 2 bedrooms and 2 full bathrooms. Both units feature open-plan living areas, private laundry rooms, walk-in closets in the primary bedrooms, vinyl flooring throughout the main living spaces, and carpeted bedrooms. Kitchen finishes include granite countertops, subway tile backsplashes, and included appliances with refrigerators. Central air serves the property, and one residence has not been occupied.
The duplex sits on a 0.23-acre lot in the Lake of the Hills subdivision in Spring Branch, Texas. Its position just off 281 provides access toward Blanco and San Antonio while maintaining the property's stated private setting.
The duplex sits on a 0.23-acre lot in the Lake of the Hills subdivision in Spring Branch, Texas. Its position just off 281 provides access toward Blanco and San Antonio while maintaining the property's stated private setting.
Key Highlights
- Two‑unit duplex built in 2023
- 2,160 square feet on a 0.23‑acre lot
- Each unit has 2 bedrooms and 2 full bathrooms
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 - Each residence offers two bedrooms, two full bathrooms, an open layout, and a dedicated laundry room.
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: Two‑unit duplex built in 2023; 2,160 square feet on a 0.23‑acre lot; Each unit has 2 bedrooms and 2 full bathrooms
