Mixed-Use Property with
New
For Sale
$787,000
1200 & 1340 Hinch, New Braunfels, TX 78132
Multiple commercial structures and on-site living quarters allow business operations and residential use on one parcel.
Property Size8,172 SF
Lot Size3.80 Acres
Price / SF$96.30
Days on Market3
Property Features for 1200 & 1340 Hinch
General Information
Standard status
Active
Size
8,172 SF
Lot size
3.80 Acres
Zoning
OCL
Site & Location
Road Access
Yes
Outdoor Storage
Yes
Additional Details
Clear Height
10 ft
Building Details
Year Built
2016
Listing Agency:
Anders Pierce Realty
Listed By:
Kyle Ritter · License #0790743
(830) 998-4412
Source:
Theswinneygroup
Added: Sep 22
Changed: Sep 24
Last Checked: Sep 24 at 1:34AM
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 Anders Pierce Realty
Investment Insights
Based on property information with market context.
This 3.8-acre mixed-use property contains seven buildings with 8,172 square feet, plus 2,935 square feet under roof. Improvements include a steel-frame warehouse with drive-in roll-up doors and 10-foot ceilings, a commercial building, two storage buildings, a 7-bay pole barn, and an open-air equipment barn. A stabilized yard accommodates approximately 100 vehicles or trailers. The site also includes two residences and two additional living quarters. It is zoned OCL, lies outside city limits, and has no deed restrictions or city taxes.
At 1200 and 1340 Hinch, the property has roughly 776 feet of road frontage. Canyon Lake is minutes away; New Braunfels is about 20 miles away, I-35 is 15 miles away, and San Antonio is less than an hour away.
At 1200 and 1340 Hinch, the property has roughly 776 feet of road frontage. Canyon Lake is minutes away; New Braunfels is about 20 miles away, I-35 is 15 miles away, and San Antonio is less than an hour away.
Key Highlights
- 3.8 acres with roughly 776 feet of road frontage
- Seven buildings totaling 8,172 sq ft, plus 2,935 sq ft under roof
- Steel‑frame warehouse with roll‑up drive‑in doors and 10‑ft ceilings
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
$59,390
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
7.55%
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%
$1,187,800
$1.2M
Cap Rate 7%
$848,429
$848.4K
Cap Rate 9%
$659,889
$659.9K
Market Conditions
NOI Build-Up for 8,172 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
$73.5K $9.00/SF
− Vacancy
−$3.7K −$0.45/SF
EGI
$69.9K $8.55/SF
− OpEx
−$10.5K −$1.28/SF
NOI
$59.4K $7.27/SF
Area
Comal County, TX
Vacancy
5.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,187,800
Cap Rate 7%
$848,429
Cap Rate 9%
$659,889
Alternative Uses
Best Use
Mixed Use
$1.54M
$1.35M – $1.80M
NOI $107,870 @ 7.0% cap · market cap 13.71%
Second Best
Warehouse
$848.4K
$742.4K – $989.8K
NOI $59,390 @ 7.0% cap · market cap 7.55%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,918 @ 7.0% cap · market cap 18.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
10 ft
Clear height
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multiple commercial structures and on-site living quarters allow business operations and residential use on one parcel.
Where is this mixed-use property located?
The property is located at 1200 & 1340 Hinch New Braunfels, TX.
What is the asking price?
The asking price for this property is $787,000.
What are key features of this property?
This property features: 3.8 acres with roughly 776 feet of road frontage; Seven buildings totaling 8,172 sq ft, plus 2,935 sq ft under roof; Steel‑frame warehouse with roll‑up drive‑in doors and 10‑ft ceilings
