Freestanding Office
New
For Sale
$685,000
1110 Stonewall St, New Braunfels, TX 78130
Special District zoning identifies possible office, retail, and wellness uses.
Property Size2,148 SF
Days on Market7
Property Features for 1110 Stonewall St
General Information
Standard status
Active
Size
2,148 SF
Property subtype
Commercial
Zoning
Special District
Site & Location
Corner Location
Yes
Highway Access
Yes
Building Details
Building Size
2,148 SF
Year Built
1945
Stories
1
Listed By:
Rene De La Cruz
(830) 609-8985
Source:
Elliman
Added: Sep 12
Last Checked: Sep 16 at 6:49PM
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 Rene De La Cruz
Investment Insights
Based on property information with market context.
This freestanding office building was constructed in 1945 and occupies a hard-corner position. The property has been rezoned as a Special District, with office, retail, spa/wellness, and other permitted commercial uses identified as possible applications.
Located at 1110 Stonewall St, the property is approximately one mile from downtown New Braunfels and less than one mile from IH-35. Walk Score is 60 and Bike Score is 47, providing documented walkability and bike-access metrics for the site.
Located at 1110 Stonewall St, the property is approximately one mile from downtown New Braunfels and less than one mile from IH-35. Walk Score is 60 and Bike Score is 47, providing documented walkability and bike-access metrics for the site.
Key Highlights
- Freestanding building at a hard corner
- Rezoned as a Special District
- Possible office, retail, spa/wellness, and other permitted commercial uses
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
$29,275
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
4.27%
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%
$585,500
$585.5K
Cap Rate 7%
$418,214
$418.2K
Cap Rate 9%
$325,278
$325.3K
Market Conditions
NOI Build-Up for 2,148 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
$47.4K $22.08/SF
− Vacancy
−$8.4K −$3.91/SF
EGI
$39.0K $18.17/SF
− OpEx
−$9.8K −$4.54/SF
NOI
$29.3K $13.63/SF
Area
Comal County, TX
Vacancy
17.70%
Lease Rate
$22.08 /SF/Yr
Expense Ratio
25.00%
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%
$585,500
Cap Rate 7%
$418,214
Cap Rate 9%
$325,278
Alternative Uses
Best Use
Office B
$418.2K
$365.9K – $487.9K
NOI $29,275 @ 7.0% cap · market cap 4.27%
Second Best
Retail
$410.8K
$359.4K – $479.2K
NOI $28,754 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$547.9K
$479.4K – $639.2K
NOI $38,354 @ 7.0% cap · market cap 5.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,081
Businesses Nearby
Balanced
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office space - Special District zoning identifies possible office, retail, and wellness uses.
Where is this office space located?
The property is located at 1110 Stonewall St New Braunfels, TX.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Freestanding building at a hard corner; Rezoned as a Special District; Possible office, retail, spa/wellness, and other permitted commercial uses
