Duplex With Attached
For Sale
$495,000
1187 Creekside Orch, New Braunfels, TX 78130
Former builder model duplex with upgraded interiors, private garages, and professionally maintained front yards.
Property Size2,510 SF
Price / SF$197.21
Days on Market41
Property Features for 1187 Creekside Orch
General Information
Standard status
Active
Size
2,510 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
2015
Buildings
1
Construction
brick and stone
Tenancy
Multi
Listing Agency:
RE/MAX Alamo Realty
(210) 849-7899
Listed By:
Fernando Trevino · License #Texas Bd of Arch. Examiners
Source:
Sarahildebrandaguilera
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 5:25AM
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 RE/MAX Alamo Realty
Investment Insights
Based on property information with market context.
Former builder model duplex completed in 2015 with approximately 2,510 square feet, two residential sides, and a two-car garage for each unit. The property includes a brick-and-stone exterior, dormer windows, wing walls for concealed trash storage, and a transferable lifetime foundation warranty. Interior details include granite kitchen countertops, tiled backsplashes, ceramic tile in the kitchen, living, and dining areas, carpeted bedrooms, high ceilings, decorative arches, Rockport five-panel doors, and breakfast bars. Each side has 3 bedrooms and 2 baths.
The duplex is located off Hwy 46 and Alves Lane in New Braunfels, Texas, with shopping nearby. HOA-maintained zeroscaped front yards and full-yard sprinkler systems are included. The two leases expire on 3-31-2027 and 4-30-2027, respectively. Showings require 24-hour notice and should be coordinated through ShowingTime or the agent.
The duplex is located off Hwy 46 and Alves Lane in New Braunfels, Texas, with shopping nearby. HOA-maintained zeroscaped front yards and full-yard sprinkler systems are included. The two leases expire on 3-31-2027 and 4-30-2027, respectively. Showings require 24-hour notice and should be coordinated through ShowingTime or the agent.
Key Highlights
- Approximately 2,510 square feet with two 3‑bedroom, 2‑bath units
- Two‑car garage for each side
- Built in 2015 as a former builder duplex model
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
118
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 model duplex with upgraded interiors, private garages, and professionally maintained front yards.
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: Approximately 2,510 square feet with two 3‑bedroom, 2‑bath units; Two‑car garage for each side; Built in 2015 as a former builder duplex model
