Brick & Stone Duplex
For Sale
$495,000
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$197.21
Days on Market48
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
Building Details
Year built
2015
Listing Agency:
RE/MAX Alamo Realty · RE/MAX International
(210) 682-9898
Listed By:
Fernando Trevino · License #Texas Bd of Arch. Examiners
(210) 682-9898
Added: Jul 14
Changed: Aug 19
Last Checked: Aug 30 at 1:06AM
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.
Former builder duplex model in “Creekside Crossing,” featuring a brick and stone exterior. Each side offers a 3-bedroom, 2-bath interior with a two-car garage, high ceilings in the living, dining, and kitchen, and a combination of carpet in bedrooms plus ceramic tile finishes. The kitchen includes granite countertops and a tiled backsplash, and interior details include decoractive arches and five-panel doors. Additional exterior features include wing walls to help conceal trash cans, dormer windows above garages, and a full yard sprinkler system. A lifetime transferable foundation warranty is also included.
The property is located off Highway 46 and Alves Lane in New Braunfels, Texas. HOA manages the zeriscaped front yards. For ongoing income, unit 1187 is leased at $1,575.00 through 3-31-2027, and unit 1191 is leased at $1,600.00 through 4-30-2027. Please do not disturb tenants; showings require 24-hour notice and should be scheduled through ShowingTime or the listing agent.
The property is located off Highway 46 and Alves Lane in New Braunfels, Texas. HOA manages the zeriscaped front yards. For ongoing income, unit 1187 is leased at $1,575.00 through 3-31-2027, and unit 1191 is leased at $1,600.00 through 4-30-2027. Please do not disturb tenants; showings require 24-hour notice and should be scheduled through ShowingTime or the listing agent.
Key Highlights
- 2015‑built former builder duplex model in Creekside Crossing, New Braunfels (off Hwy 46 and Alves Ln)
- Approx. 2,510 SF with 3 bedrooms, 2 baths, and a 2‑car garage on each side
- Central air, high ceilings, and 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
5.20%
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 5.20%
Second Best
Apartment 5plus
$319.5K
$279.6K – $372.7K
NOI $22,364 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$640.3K
$560.2K – $747.0K
NOI $44,818 @ 7.0% cap · market cap 9.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway 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
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 - Former builder duplex model with 3-bedroom, 2-bath layouts and two-car garages on each side.
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 $495,000.
What are key features of this property?
This property features: 2015‑built former builder duplex model in Creekside Crossing, New Braunfels (off Hwy 46 and Alves Ln); Approx. 2,510 SF with 3 bedrooms, 2 baths, and a 2‑car garage on each side; Central air, high ceilings, and dormer windows above the garages
