Office Building with Drive-Through
For Sale
$999,500
1399 Sattler Road, New Braunfels, TX 78132
COMMERCIAL - New Braunfels, TX
Property Size6,000 SF
Lot Size1.27 Acres
Price / SF$164.77
Days on Market124
Property Features for 1399 Sattler Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Comm
Parking features
Driveway
Security features
Security
Accessibility
Accessible Approach with Ramp
Lot features
One To Three Acres, Level, Outside City Limits
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
Head northeast on I-35 N 1.9 mi Take exit 191 toward FM306/Canyon Lake 0.3 mi Merge onto I 35 N Frontage Rd 0.6 mi Use the left 2 lanes to turn left onto FM306 12.0 mi Turn left onto FM2673 W 1.1 mi Turn left onto Kanz Dr 295 ft Turn right onto Sattler Rd Destination will be on the left
Standard status
Active
APN
79727 & 79738
Size
6,066 SF
Lot size
1.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
A-522 SUR-321 C A SMITH, ACRES .857 & A-522 SUR-321 C A SMITH, ACRES .41
Tax Annual Amount
19497
Legal Description
A-522 SUR-321 C A SMITH, ACRES .857 & A-522 SUR-321 C A SMITH, ACRES .41
Utilities
Sewer type
Aerobic Septic
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
reception center
full bathrooms
fully equipped kitchen
breakroom with sink and storage
executive offices
two formal conference rooms
two secondary meeting rooms
secure IT room with dedicated HVAC
drive-through payment window
open areas with cubicle spaces
tile and carpeted flooring
ample lighting
back storage and work center
large back porch with outdoor break area
Building Details
Year built
2003
Floors in Building
1
Flooring type
Tile, Wood, Carpet
Building materials
Masonry, MetalFrame, MetalSiding, SteelFrame, StoneVeneer
Roof type
Metal
Listing Agency:
Anders Pierce Realty, LLC
(830) 214-6002
Listed By:
Matthew Pierce · License #0565292
(512) 757-6224
Added: Apr 13
Changed: Aug 12
Last Checked: Aug 14 at 3:06AM
MLS# 609434
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Well-maintained 6,000-square-foot office building built in 2003 on a 1.27-acre site. The layout includes a welcoming public entrance with a reception center, full bathrooms, and a fully equipped kitchen. Interior amenities include an office breakroom with sink and storage, executive offices at the rear, open areas with 6-8 cubicle spaces, and a combination of tile and carpeted flooring with ample lighting throughout. Two formal conference rooms and two secondary meeting rooms support client and team use, along with a secure IT room with dedicated heating and cooling systems for critical equipment. A back storage and work center supports office supplies and processing, and the building also features a large back porch with an outdoor break area.
Access is designed for convenient arrival from multiple sides, with parking around the building and a dedicated lot across the street for customers and staff. A drive-through payment window, similar to those found at bank teller stations, adds operational convenience. The property includes an accessible approach with a ramp. Construction materials include masonry with metal framing and siding, stone veneer elements, and a metal roof, with public water and an aerobic septic system serving the site.
Access is designed for convenient arrival from multiple sides, with parking around the building and a dedicated lot across the street for customers and staff. A drive-through payment window, similar to those found at bank teller stations, adds operational convenience. The property includes an accessible approach with a ramp. Construction materials include masonry with metal framing and siding, stone veneer elements, and a metal roof, with public water and an aerobic septic system serving the site.
Key Highlights
- 6,000‑square‑foot office building on a 1.27‑acre site
- Reception center plus full bathrooms and fully equipped kitchen
- Secure IT room with dedicated heating and cooling systems for critical equipment
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
$82,673
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
8.27%
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%
$1,653,460
$1.7M
Cap Rate 7%
$1,181,043
$1.2M
Cap Rate 9%
$918,589
$918.6K
Market Conditions
NOI Build-Up for 6,066 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
$133.9K $22.08/SF
− Vacancy
−$23.7K −$3.91/SF
EGI
$110.2K $18.17/SF
− OpEx
−$27.6K −$4.54/SF
NOI
$82.7K $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%
$1,653,460
Cap Rate 7%
$1,181,043
Cap Rate 9%
$918,589
Alternative Uses
Best Use
Office B
$1.18M
$1.03M – $1.38M
NOI $82,673 @ 7.0% cap · market cap 8.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.55M
$1.35M – $1.81M
NOI $108,313 @ 7.0% cap · market cap 10.84%
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 on 1.27 acres with a drive-through payment window, reception area, and multiple conference rooms.
Where is this office building located?
The property is located at 1399 Sattler Road New Braunfels, TX.
What is the asking price?
The asking price for this property is $999,500.
What are key features of this property?
This property features: 6,000‑square‑foot office building on a 1.27‑acre site; Reception center plus full bathrooms and fully equipped kitchen; Secure IT room with dedicated heating and cooling systems for critical equipment
