Duplex with Separate Utility
For Sale
$309,000
1502 Eichen Rd, New Braunfels, TX 78130
Two individually entered units each include a garage and full kitchen.
Property Size1,818 SF
Price / SF$169.97
Days on Market29
Property Features for 1502 Eichen Rd
General Information
Standard status
Active
Size
1,818 SF
Property subtype
Multi-Family
Building Details
Year Built
1971
Listing Agency:
Anders Pierce Realty
Listed By:
Kyle Ritter · License #0790743
(830) 998-4412
Source:
Theswinneygroup
Added: Aug 5
Changed: Aug 31
Last Checked: Sep 1 at 10:07PM
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 Anders Pierce Realty
Investment Insights
Based on property information with market context.
This 1,818-square-foot duplex, built in 1971, contains a three-bedroom, one-bath residence and a two-bedroom, one-bath residence. Both units have private entrances, complete kitchens, full bathrooms, attached single-car garages, and separate driveways. Wood-look flooring, neutral paint, ceiling fans, double closets, and tub/shower combinations are present throughout. The larger unit is vacant and ready for occupancy, while the other is leased.
The property occupies a 0.26-acre corner lot at 1502 Eichen Rd in New Braunfels. Mature pecan trees, a screened covered porch, concrete patio, and privacy fencing provide outdoor amenities. Electric, water, sewer, and garbage are separately metered for each residence. The duplex is located minutes from I-35, downtown New Braunfels, and the Comal and Guadalupe Rivers, within Comal County and Comal ISD.
The property occupies a 0.26-acre corner lot at 1502 Eichen Rd in New Braunfels. Mature pecan trees, a screened covered porch, concrete patio, and privacy fencing provide outdoor amenities. Electric, water, sewer, and garbage are separately metered for each residence. The duplex is located minutes from I-35, downtown New Braunfels, and the Comal and Guadalupe Rivers, within Comal County and Comal ISD.
Key Highlights
- 1,818‑square‑foot duplex on a 0.26‑acre corner lot
- Three‑bedroom, one‑bath unit paired with a two‑bedroom, one‑bath unit
- One residence is vacant; the other is leased
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
$18,658
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
6.04%
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%
$373,160
$373.2K
Cap Rate 7%
$266,543
$266.5K
Cap Rate 9%
$207,311
$207.3K
Market Conditions
NOI Build-Up for 1,818 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
$29.5K $16.20/SF
− Vacancy
−$2.8K −$1.54/SF
EGI
$26.7K $14.66/SF
− OpEx
−$8.0K −$4.40/SF
NOI
$18.7K $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%
$373,160
Cap Rate 7%
$266,543
Cap Rate 9%
$207,311
Alternative Uses
Best Use
Multifamily LT 5
$266.5K
$233.2K – $311.0K
NOI $18,658 @ 7.0% cap · market cap 6.04%
Second Best
Apartment 5plus
$231.4K
$202.5K – $270.0K
NOI $16,198 @ 7.0% cap · market cap 5.24%
Theoretical Best
Office A
$463.7K
$405.8K – $541.0K
NOI $32,462 @ 7.0% cap · market cap 10.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
473
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two individually entered units each include a garage and full kitchen.
Where is this duplex located?
The property is located at 1502 Eichen Rd New Braunfels, TX.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: 1,818‑square‑foot duplex on a 0.26‑acre corner lot; Three‑bedroom, one‑bath unit paired with a two‑bedroom, one‑bath unit; One residence is vacant; the other is leased
