Duplex with Owner-Occupancy
For Sale
$415,000
3017 Green Mountain Dr, New Braunfels, TX 78130
Two separately entered residences offer private outdoor space and distinct garage configurations.
Property Size2,199 SF
Price / SF$188.72
Days on Market35
Property Features for 3017 Green Mountain Dr
General Information
Standard status
Active
Size
2,199 SF
Property subtype
Multi-Family
Building Details
Year Built
2004
Listing Agency:
Home Team of America
(281) 496-7500
Listed By:
Edwin Perdomo
Source:
Kingdomtxrealty
Added: Jul 27
Changed: Aug 29
Last Checked: Aug 25 at 4:58AM
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 Home Team of America
Investment Insights
Based on property information with market context.
Built in 2004, this 2,199-square-foot duplex contains two independent residences, each with a private entrance and fenced backyard. One residence includes 3 bedrooms, 2 baths, and a two-car garage; the other provides 2 bedrooms, 2 baths, and a one-car garage. Open living and dining areas, functional kitchens, and stained concrete flooring serve both units. Both residences are currently occupied, while one unit may be delivered vacant at closing for an owner-occupant arrangement.
The property sits on a quiet cul-de-sac with mature trees and ample parking. Its New Braunfels setting places the duplex minutes from IH-35, H-E-B, shopping, restaurants, schools, and local destinations, supporting convenient access for residents and commuters.
The property sits on a quiet cul-de-sac with mature trees and ample parking. Its New Braunfels setting places the duplex minutes from IH-35, H-E-B, shopping, restaurants, schools, and local destinations, supporting convenient access for residents and commuters.
Key Highlights
- 2,199‑square‑foot duplex built in 2004
- One 3‑bedroom, 2‑bath unit with a two‑car garage
- One 2‑bedroom, 2‑bath unit with a one‑car garage
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
$22,568
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
5.44%
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%
$451,360
$451.4K
Cap Rate 7%
$322,400
$322.4K
Cap Rate 9%
$250,756
$250.8K
Market Conditions
NOI Build-Up for 2,199 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
$35.6K $16.20/SF
− Vacancy
−$3.4K −$1.54/SF
EGI
$32.2K $14.66/SF
− OpEx
−$9.7K −$4.40/SF
NOI
$22.6K $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%
$451,360
Cap Rate 7%
$322,400
Cap Rate 9%
$250,756
Alternative Uses
Best Use
Multifamily LT 5
$322.4K
$282.1K – $376.1K
NOI $22,568 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$279.9K
$244.9K – $326.6K
NOI $19,593 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$560.9K
$490.8K – $654.4K
NOI $39,265 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
197
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 separately entered residences offer private outdoor space and distinct garage configurations.
Where is this duplex located?
The property is located at 3017 Green Mountain Dr New Braunfels, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 2,199‑square‑foot duplex built in 2004; One 3‑bedroom, 2‑bath unit with a two‑car garage; One 2‑bedroom, 2‑bath unit with a one‑car garage
