Retail Space with Dual
For Sale
$425,000
1290 S Business I-35, New Braunfels, TX 78130
COMMERCIAL - New Braunfels, TX
Property Size1,518 SF
Lot Size0.29 Acres
Price / SF$279.97
Days on Market222
Property Features for 1290 S Business I-35
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-3
Parking features
Carport
Accessibility
Accessible Approach with Ramp
Lot features
City Lot, Quarter To Half Acre Lot
Elementary school district
New Braunfels ISD
Middle school district
New Braunfels ISD
High school district
New Braunfels ISD
Directions
I 35 North to Walnut, go left on Business 35, property on the right
Standard status
Active
APN
1969
Size
1,518 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CITY BLOCK 4048, LOT 1, ACRES .289
Tax Annual Amount
8123
Legal Description
CITY BLOCK 4048, LOT 1, ACRES .289
Utilities
Sewer type
Septic Tank, Public Sewer
Cooling system
Electric, Window Unit(s)
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Flooring type
Brick
Building materials
MetalFrame, MetalSiding, WoodSiding
Listing Agency:
Vista Realty
(830) 643-0111
Listed By:
John Veltkamp · License #0622501
(512) 665-5646
Added: Jan 1
Changed: Aug 4
Last Checked: Aug 11 at 3:06AM
MLS# 600847
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 retail storefront is currently operated as a music retail and learning center and features a flexible layout intended to support a range of commercial uses. The site includes dual ingress/egress for customer flow and large vehicle maneuvering, along with a level lot and ample on-site parking to support retail display or vehicle parking.
The property is positioned on one of New Braunfels’ highest-traffic commercial corridors with frontage and exposure along S. Business IH 35. The listing notes strong connectivity to I-35 main lanes and access to San Antonio and Austin. Nearby retail includes national and regional tenants, and a major car dealership is scheduled to open directly across the street in February.
Zoned C-3, the improvements are described as versatile for sales, service, showroom, or specialty retail use.
The property is positioned on one of New Braunfels’ highest-traffic commercial corridors with frontage and exposure along S. Business IH 35. The listing notes strong connectivity to I-35 main lanes and access to San Antonio and Austin. Nearby retail includes national and regional tenants, and a major car dealership is scheduled to open directly across the street in February.
Zoned C-3, the improvements are described as versatile for sales, service, showroom, or specialty retail use.
Key Highlights
- Excellent frontage and exposure on S. Business IH 35 with high daily traffic counts.
- Dual access points for easy customer flow and large vehicle maneuvering.
- Minutes from I‑35 main lanes providing great connectivity to San Antonio and Austin.
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
$20,320
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
4.78%
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%
$406,400
$406.4K
Cap Rate 7%
$290,286
$290.3K
Cap Rate 9%
$225,778
$225.8K
Market Conditions
NOI Build-Up for 1,518 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
$30.2K $19.92/SF
− Vacancy
−$1.2K −$0.80/SF
EGI
$29.0K $19.12/SF
− OpEx
−$8.7K −$5.74/SF
NOI
$20.3K $13.39/SF
Area
Comal County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$406,400
Cap Rate 7%
$290,286
Cap Rate 9%
$225,778
Alternative Uses
Best Use
Retail
$290.3K
$254.0K – $338.7K
NOI $20,320 @ 7.0% cap · market cap 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$387.2K
$338.8K – $451.8K
NOI $27,105 @ 7.0% cap · market cap 6.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
118
Businesses Nearby
Under-served
Demand for This Use
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail storefront on a major IH 35 corridor with dual ingress/egress, ample parking, and a level lot.
Where is this storefront property located?
The property is located at 1290 S Business I-35 New Braunfels, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Excellent frontage and exposure on S. Business IH 35 with high daily traffic counts.; Dual access points for easy customer flow and large vehicle maneuvering.; Minutes from I‑35 main lanes providing great connectivity to San Antonio and Austin.
