Three-Bedroom Duplex with
For Sale
$379,000
1050 Carolyn, New Braunfels, TX 78130
Fully occupied income property with open layouts, granite finishes, private yards, and attached parking.
Property Size2,222 SF
Price / SF$170.57
Days on Market39
Property Features for 1050 Carolyn
General Information
Standard status
Active
Size
2,222 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Average Monthly Rent
$1,422
Amenities
stained concrete floors
granite countertops
appliances
washer/dryer connections
keypad entry
private fenced backyards
covered patios
Building Details
Year Built
2014
Buildings
1
Tenancy
Multi
Listing Agency:
Signature Real Estate
(713) 952-3200
Listed By:
Erion Shehaj · License #0516948
Source:
Mlsluxurygroup
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 31 at 7:07PM
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 2014, this 2,222 SF duplex in New Braunfels includes two residences, each arranged with three bedrooms, two bathrooms, an open living and dining configuration, and a dedicated utility room with washer and dryer connections. Stained concrete flooring runs throughout both units, while granite countertops are installed in the kitchens and bathrooms. Refrigerators and other appliances are included.
Each residence also features an attached 2-car garage with keypad access, a fenced backyard, and a covered patio. The property is fully leased and positioned along the I-35 corridor between Austin and San Antonio, with the address at 1050 Carolyn, New Braunfels, TX 78130.
Each residence also features an attached 2-car garage with keypad access, a fenced backyard, and a covered patio. The property is fully leased and positioned along the I-35 corridor between Austin and San Antonio, with the address at 1050 Carolyn, New Braunfels, TX 78130.
Key Highlights
- Two‑unit duplex totaling 2,222 SF, built in 2014
- Each unit offers 3 bedrooms, 2 bathrooms, and an open living‑dining layout
- Stained concrete flooring throughout with no carpet
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
$22,804
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
6.02%
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%
$456,080
$456.1K
Cap Rate 7%
$325,771
$325.8K
Cap Rate 9%
$253,378
$253.4K
Market Conditions
NOI Build-Up for 2,222 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
$36.0K $16.20/SF
− Vacancy
−$3.4K −$1.54/SF
EGI
$32.6K $14.66/SF
− OpEx
−$9.8K −$4.40/SF
NOI
$22.8K $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%
$456,080
Cap Rate 7%
$325,771
Cap Rate 9%
$253,378
Alternative Uses
Best Use
Multifamily LT 5
$325.8K
$285.1K – $380.1K
NOI $22,804 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$282.8K
$247.5K – $330.0K
NOI $19,798 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$566.8K
$496.0K – $661.3K
NOI $39,676 @ 7.0% cap · market cap 10.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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 - Fully occupied income property with open layouts, granite finishes, private yards, and attached parking.
Where is this duplex located?
The property is located at 1050 Carolyn New Braunfels, TX.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,222 SF, built in 2014; Each unit offers 3 bedrooms, 2 bathrooms, and an open living‑dining layout; Stained concrete flooring throughout with no carpet
