Leased Duplex with
For Sale
$469,900
1155-1159 Creekside Orchard, New Braunfels, TX 78130
Both residences are leased and feature xeriscaped exteriors, patios, and double-pane windows.
Property Size2,510 SF
Price / SF$187.21
Days on Market197
Property Features for 1155-1159 Creekside Orchard
General Information
Standard status
Active
Size
2,510 SF
Total Parking Spaces
4
Property subtype
Multi-Family / One Story
Occupancy
100%
Net Operating Income
$39,936
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Taxes and HOA fees
Annual Taxes
$8,031
Amenities
Ceramic Tile, Vinyl
Composition
Slab
Pre-Owned
Conventional, Cash
Patio Slab, Double Pane Windows, Unimproved Water Front
Building Details
Year Built
2015
Buildings
1
Tenancy
Multi
Listing Agency:
Property Professionals, Inc
(830) 481-4268
Listed By:
Alicia Hay · License #0542386
Source:
Compass
Added: Feb 17
Changed: Aug 31
Last Checked: Aug 30 at 7:17AM
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.
Built in 2015, this 2,510-square-foot duplex includes two separate residences, each with three bedrooms, two bathrooms, and a two-car garage. Interior finishes include ceramic tile and vinyl, while the exterior features composition materials, slab construction, patio slabs, and double-pane windows. Xeriscape landscaping adds a low-maintenance element to the property.
Located at 1155–1159 Creekside Orchard in New Braunfels, the property is within Creekside Crossing Subdivision. Both sides are currently leased, with one lease expiring 3/31/2027 and the other expiring 5/31/2026.
Located at 1155–1159 Creekside Orchard in New Braunfels, the property is within Creekside Crossing Subdivision. Both sides are currently leased, with one lease expiring 3/31/2027 and the other expiring 5/31/2026.
Key Highlights
- 2,510 SF duplex built in 2015
- Each side includes 3 bedrooms, 2 baths, and a 2‑car garage
- Both units are currently leased
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
$25,759
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
5.48%
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%
$515,180
$515.2K
Cap Rate 7%
$367,986
$368.0K
Cap Rate 9%
$286,211
$286.2K
Market Conditions
NOI Build-Up for 2,510 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
$40.7K $16.20/SF
− Vacancy
−$3.9K −$1.54/SF
EGI
$36.8K $14.66/SF
− OpEx
−$11.0K −$4.40/SF
NOI
$25.8K $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%
$515,180
Cap Rate 7%
$367,986
Cap Rate 9%
$286,211
Alternative Uses
Best Use
Multifamily LT 5
$368.0K
$322.0K – $429.3K
NOI $25,759 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$319.5K
$279.6K – $372.7K
NOI $22,364 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$640.3K
$560.2K – $747.0K
NOI $44,818 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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 - Both residences are leased and feature xeriscaped exteriors, patios, and double-pane windows.
Where is this duplex located?
The property is located at 1155-1159 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: 2,510 SF duplex built in 2015; Each side includes 3 bedrooms, 2 baths, and a 2‑car garage; Both units are currently leased
