Six-Room Flex
For Sale
$375,000
1056 Market Heights, New Braunfels, TX 78132
CommercialSale, New Braunfels, TX
Property Size4,400 SF
Lot Size0.42 Acres
Price / SF$85.23
Days on Market131
Property Features for 1056 Market Heights
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Comm
Parking features
Driveway
Subdivision
Sattler Village 7
Lot features
Level, Mature Trees, Outside City Limits, Quarter To Half Acre Lot
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
Turn off FM 2673 onto River Rd then right onto Market Heights. Building is on the right.
Standard status
Active
APN
54972
Size
4,400 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SATTLER VILLAGE 7, LOT 80, LIFE ESTATE LIFE ESTATE
Tax Annual Amount
4351
Legal Description
SATTLER VILLAGE 7, LOT 80, LIFE ESTATE LIFE ESTATE
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Building Details
Year built
1995
Floors in Building
1
Flooring type
Carpet, Concrete
Building materials
MetalFrame
Roof type
Metal
Listing Agency:
JPAR - Plano
(972) 836-9295
Listed By:
Donna Renken · License #0196427
(210) 601-3493
Added: Apr 24
Changed: Aug 20
Last Checked: Sep 1 at 9:06PM
MLS# 611774
Copyright © 2026 Central Texas Multiple Listing Service. 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.
This 4,400-square-foot flex space occupies a 0.4242-acre parcel and was built in 1995. The metal-frame building has a metal roof, concrete and carpet flooring, six rooms, a small kitchen, and one bathroom. Central heating and cooling are provided through electric systems, while the property is served by a septic tank and includes driveway parking.
The property is situated in Sattler, with the mailing address listed in New Braunfels, and sits one-half block from River Road. The location experiences increased seasonal traffic during the summer months and provides access to nearby businesses, banks, and local amenities. Commercial zoning is identified as Comm, supporting the property's flexible layout for retail, office, workshop, storage, or warehouse use.
The property is situated in Sattler, with the mailing address listed in New Braunfels, and sits one-half block from River Road. The location experiences increased seasonal traffic during the summer months and provides access to nearby businesses, banks, and local amenities. Commercial zoning is identified as Comm, supporting the property's flexible layout for retail, office, workshop, storage, or warehouse use.
Key Highlights
- 4,400 SF flex space on a 0.4242‑acre parcel
- Six separate rooms plus a small kitchen and bathroom
- Built in 1995 with metal‑frame construction and a metal roof
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
$26,334
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
7.02%
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%
$526,680
$526.7K
Cap Rate 7%
$376,200
$376.2K
Cap Rate 9%
$292,600
$292.6K
Market Conditions
NOI Build-Up for 4,400 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
$39.6K $9.00/SF
− Vacancy
−$2.0K −$0.45/SF
EGI
$37.6K $8.55/SF
− OpEx
−$11.3K −$2.56/SF
NOI
$26.3K $5.98/SF
Area
Comal County, TX
Vacancy
5.00%
Lease Rate
$9.00 /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%
$526,680
Cap Rate 7%
$376,200
Cap Rate 9%
$292,600
Alternative Uses
Best Use
Flex RnD
$661.9K
$579.2K – $772.2K
NOI $46,332 @ 7.0% cap · market cap 12.36%
Second Best
Industrial
$376.2K
$329.2K – $438.9K
NOI $26,334 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$1.12M
$982.1K – $1.31M
NOI $78,566 @ 7.0% cap · market cap 20.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Well-served
Demand for This Use
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
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Metal construction, central HVAC, and a kitchen and bathroom support varied commercial configurations.
Where is this flex space located?
The property is located at 1056 Market Heights New Braunfels, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 4,400 SF flex space on a 0.4242‑acre parcel; Six separate rooms plus a small kitchen and bathroom; Built in 1995 with metal‑frame construction and a metal roof
