Duplex With Attached
For Sale
$485,000
1187 CREEKSIDE ORCH, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size2,510 SF
Lot Size0.20 Acres
Price / SF$193.23
Days on Market83
Property Features for 1187 CREEKSIDE ORCH
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Call District
Middle school
Call District
High school
Call District
Elementary school district
Comal
Middle school district
Comal
High school district
Comal
Subdivision
2707
Standard status
Active
Size
2,510 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
8030
HOA Fee
$765 Annually
Utilities
Cooling system
Central Air
Amenities
full yard sprinkler system
zeroscaped front yard (HOA maintained)
Building Details
Year built
2015
Listing Agency:
RE/MAX Alamo Realty · RE/MAX International
(210) 682-9898
Listed By:
Fernando Trevino · License #392377
(210) 849-7899
Added: Jul 14
Changed: Sep 10
Last Checked: Oct 4 at 8:06AM
MLS# 1999758
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 2015, this duplex contains approximately 2,510 square feet with a three-bedroom, two-bath layout and a two-car garage on each side. The former builder model features brick and stone exteriors, high ceilings, dormer windows over the garages, decorative arches, and five-panel doors. Interior finishes include granite kitchen countertops, a tiled backsplash, ceramic tile in the kitchen, living, and dining areas, carpeted bedrooms, and breakfast bars. Each side also has a full-yard sprinkler system, while the HOA maintains the zeroscaped front yards. A lifetime transferable foundation warranty is included.
The property is located off Hwy 46 and Alves Lane in New Braunfels. Both units are leased, with lease expirations of 3-31-2027 and 4-30-2027. The property is approximately 21.33 miles from JBSA Randolph and 32.82 miles from Joint Base San Antonio -Fort Sam Houston, with shopping nearby.
The property is located off Hwy 46 and Alves Lane in New Braunfels. Both units are leased, with lease expirations of 3-31-2027 and 4-30-2027. The property is approximately 21.33 miles from JBSA Randolph and 32.82 miles from Joint Base San Antonio -Fort Sam Houston, with shopping nearby.
Key Highlights
- Duplex totaling approximately 2,510 square feet, built in 2015
- Each side includes 3 bedrooms, 2 baths, and a 2‑car garage
- Brick and stone exteriors with dormer windows above the garages
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
5.31%
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 5.31%
Second Best
Apartment 5plus
$319.5K
$279.6K – $372.7K
NOI $22,364 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$640.3K
$560.2K – $747.0K
NOI $44,818 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
83
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with three-bedroom layouts, private garages, upgraded kitchen finishes, and landscaped front yards maintained through the HOA.
Where is this duplex located?
The property is located at 1187 CREEKSIDE ORCH New Braunfels, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Duplex totaling approximately 2,510 square feet, built in 2015; Each side includes 3 bedrooms, 2 baths, and a 2‑car garage; Brick and stone exteriors with dormer windows above the garages
