Duplex with Fenced
For Sale
$419,000
949 Brown Rock, New Braunfels, TX 78130
Two three-bedroom residences feature open living areas and private fenced outdoor space.
Property Size2,498 SF
Price / SF$167.73
Days on Market25
Property Features for 949 Brown Rock
General Information
Standard status
Active
Size
2,498 SF
Property subtype
Multi-Family
Occupancy
50%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
fully fenced backyard
Building Details
Year Built
2011
Buildings
1
Listing Agency:
Signature Real Estate
(713) 952-3200
Listed By:
Erion Shehaj · License #0516948
Source:
Theswinneygroup
Added: Aug 8
Changed: Aug 28
Last Checked: Aug 30 at 8:17PM
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 Signature Real Estate
Investment Insights
Based on property information with market context.
Built in 2011, this 2,498-square-foot duplex includes two residences with matching three-bedroom, two-bath layouts. Each unit has a kitchen with an island and substantial storage, along with an open family room that connects to a fully fenced backyard. One side, identified as Unit 949, is leased, representing 50% leased occupancy.
The property is located on Brown Rock in New Braunfels, with access to HWY 46, HEB, and nearby restaurants. Historic Gruene Hall is approximately 15 minutes away. The configuration supports both investment ownership and an owner-occupant arrangement, as stated in the property information.
The property is located on Brown Rock in New Braunfels, with access to HWY 46, HEB, and nearby restaurants. Historic Gruene Hall is approximately 15 minutes away. The configuration supports both investment ownership and an owner-occupant arrangement, as stated in the property information.
Key Highlights
- 2,498‑square‑foot duplex built in 2011
- 50 PCT leased, with Unit 949 already leased
- Each unit includes 3 bedrooms and 2 full baths
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
$25,636
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
6.12%
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%
$512,720
$512.7K
Cap Rate 7%
$366,229
$366.2K
Cap Rate 9%
$284,844
$284.8K
Market Conditions
NOI Build-Up for 2,498 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
$40.5K $16.20/SF
− Vacancy
−$3.8K −$1.54/SF
EGI
$36.6K $14.66/SF
− OpEx
−$11.0K −$4.40/SF
NOI
$25.6K $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%
$512,720
Cap Rate 7%
$366,229
Cap Rate 9%
$284,844
Alternative Uses
Best Use
Multifamily LT 5
$366.2K
$320.5K – $427.3K
NOI $25,636 @ 7.0% cap · market cap 6.12%
Second Best
Apartment 5plus
$318.0K
$278.2K – $371.0K
NOI $22,257 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$637.2K
$557.6K – $743.4K
NOI $44,604 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
243
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 - Two three-bedroom residences feature open living areas and private fenced outdoor space.
Where is this duplex located?
The property is located at 949 Brown Rock New Braunfels, TX.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: 2,498‑square‑foot duplex built in 2011; 50 PCT leased, with Unit 949 already leased; Each unit includes 3 bedrooms and 2 full baths
