Duplex with Two Leased
For Sale
$469,900
1131-1135 Creekside Orchard, New Braunfels, TX 78130
Duplex offering two leased sides, each with three bedrooms, two bathrooms, and a two-car garage.
Property Size2,668 SF
Price / SF$176.12
Days on Market193
Property Features for 1131-1135 Creekside Orchard
General Information
Standard status
Active
Size
2,668 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$33,372
Taxes and HOA fees
Annual Taxes
$8,536
Amenities
Carpeting, Ceramic Tile
Composition
Slab
Pre-Owned
Conventional, Cash
Patio Slab, Covered Patio, Double Pane Windows, Mature Trees, Cable TV Available, Unimproved Water Front, Mature Trees (ext feat), Level
Building Details
Year Built
2015
Listing Agency:
Property Professionals, Inc
(830) 481-4268
Listed By:
Alicia Hay · License #0542386
Source:
Compass
Added: Feb 17
Changed: Aug 8
Last Checked: Jul 23 at 6:02PM
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 Property Professionals, Inc
Investment Insights
Based on property information with market context.
This duplex property contains two separate units, with each side offering three bedrooms, two bathrooms, and a two-car garage. The exterior is described as beautifully maintained, including xeriscape landscaping.
Both sides are currently leased. Lease expiration dates are noted as 6/30/2026 for 1131 and 4/30/2027 for 1135.
The property is located in the Creekside Crossing Subdivision within the New Braunfels area, described as being situated between Austin and San Antonio.
Both sides are currently leased. Lease expiration dates are noted as 6/30/2026 for 1131 and 4/30/2027 for 1135.
The property is located in the Creekside Crossing Subdivision within the New Braunfels area, described as being situated between Austin and San Antonio.
Key Highlights
- Duplex in Creekside Crossing subdivision built in 2015
- Each side offers 3 bedrooms, 2 bathrooms, and a 2‑car garage
- Both units are currently leased: 1131 expires 6/30/2026 and 1135 expires 4/30/2027
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
$27,381
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
5.83%
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%
$547,620
$547.6K
Cap Rate 7%
$391,157
$391.2K
Cap Rate 9%
$304,233
$304.2K
Market Conditions
NOI Build-Up for 2,668 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
$43.2K $16.20/SF
− Vacancy
−$4.1K −$1.54/SF
EGI
$39.1K $14.66/SF
− OpEx
−$11.7K −$4.40/SF
NOI
$27.4K $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%
$547,620
Cap Rate 7%
$391,157
Cap Rate 9%
$304,233
Alternative Uses
Best Use
Multifamily LT 5
$391.2K
$342.3K – $456.4K
NOI $27,381 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$339.6K
$297.2K – $396.2K
NOI $23,772 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$680.6K
$595.5K – $794.0K
NOI $47,639 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
118
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 offering two leased sides, each with three bedrooms, two bathrooms, and a two-car garage.
Where is this duplex located?
The property is located at 1131-1135 Creekside Orchard New Braunfels, TX.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: Duplex in Creekside Crossing subdivision built in 2015; Each side offers 3 bedrooms, 2 bathrooms, and a 2‑car garage; Both units are currently leased: 1131 expires 6/30/2026 and 1135 expires 4/30/2027
