Well-Maintained Office Building For
For Sale
$1,320,000
1399 SATTLER RD NEW BRAUNFELS TX 78132, New Braunfels, TX 78132
6,000 SF office building with convenient location and amenities.
Property Size6,000 SF
Price / SF$220
Days on Market134
Property Features for 1399 SATTLER RD NEW BRAUNFELS TX 78132
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Office/Medical/Prof Bldg
Zoning
COMMERCIAL
Building Details
Year Built
2003
Listing Agency:
Anders Pierce Realty
(512) 757-6224
Listed By:
Matthew Pierce · License #0565292
(512) 757-6224
Source:
Kwsanantonio
Added: Apr 13
Changed: Aug 23
Last Checked: Aug 23 at 10:57AM
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 6,000-square-foot office building, previously used as the administrative headquarters for a local water company, features a welcoming public entrance with a reception center, full bathrooms, and a fully equipped kitchen. Additional amenities include an office breakroom with a sink and storage, executive offices at the rear of the building, two formal conference rooms, and two secondary meeting rooms. A secure IT room has dedicated heating and cooling systems. A drive-through payment window provides added convenience. The interior includes open areas with 6–8 cubicle spaces, tile and carpeted flooring, and ample lighting. The building also features a back storage and work center. Employees can use a large back porch with an outdoor break area. Parking is available around the building, with a dedicated lot across the street. The property is located near local shopping, the post office, and restaurants, offering easy access from all sides. The building is somewhat bikeable with a score of 24 and car-dependent with a walk score of 11, making it a practical and accessible facility for a range of professional uses.
Key Highlights
- 6,000 sq ft well‑maintained office building.
- Convenient location near shopping, post office, and restaurants with easy access.
- Dedicated parking lot for customers and staff.
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
$81,773
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
6.19%
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%
$1,635,460
$1.6M
Cap Rate 7%
$1,168,186
$1.2M
Cap Rate 9%
$908,589
$908.6K
Market Conditions
NOI Build-Up for 6,000 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
$132.5K $22.08/SF
− Vacancy
−$23.4K −$3.91/SF
EGI
$109.0K $18.17/SF
− OpEx
−$27.3K −$4.54/SF
NOI
$81.8K $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%
$1,635,460
Cap Rate 7%
$1,168,186
Cap Rate 9%
$908,589
Alternative Uses
Best Use
Office B
$1.17M
$1.02M – $1.36M
NOI $81,773 @ 7.0% cap · market cap 6.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,135 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 6,000 SF office building with convenient location and amenities.
Where is this office building located?
The property is located at 1399 SATTLER RD NEW BRAUNFELS TX 78132 New Braunfels, TX.
What is the asking price?
The asking price for this property is $1,320,000.
What are key features of this property?
This property features: 6,000 sq ft well‑maintained office building.; Convenient location near shopping, post office, and restaurants with easy access.; Dedicated parking lot for customers and staff.
