C2 Retail
For Sale
Contact for pricing
1413 W San Antonio St., New Braunfels, TX 78130
C2-zoned retail property with a substantial site for parking, yard space, or future expansion.
Property Size6,000 SF
Lot Size0.78 Acres
Price / SF$450
Days on Market10
Property Features for 1413 W San Antonio St.
General Information
Standard status
Active
Size
6,000 SF
Lot size
0.78 Acres
Property subtype
Retail
Zoning
C2
Building Details
Year Built
1984
Buildings
1
Listing Agency:
W.C. Miller Properties
Listed By:
Chris Parreira · License #769776
Source:
Crexi
Added: Aug 26
Changed: Sep 4
Last Checked: Sep 4 at 2:12PM
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 W.C. Miller Properties
Investment Insights
Based on property information with market context.
This retail property includes a 6,000 SF building on a 34,064 SF lot totaling 0.782 acres. Constructed in 1984 and zoned C2, the site is positioned for retail, office, and service uses. Its 5:1 land-to-building ratio provides substantial area beyond the building for parking, yard space, or potential expansion.
Located at 1413 W San Antonio St. in New Braunfels, the property sits along a primary corridor connecting Downtown New Braunfels with Loop 337, Business 35, and I-35. Planned public improvements near the San Antonio Street and Spur intersection include resurfacing and restriping, while a later West End project is scheduled to add sidewalks, crosswalks, pedestrian lighting, and a traffic signal at Live Oak Avenue.
Located at 1413 W San Antonio St. in New Braunfels, the property sits along a primary corridor connecting Downtown New Braunfels with Loop 337, Business 35, and I-35. Planned public improvements near the San Antonio Street and Spur intersection include resurfacing and restriping, while a later West End project is scheduled to add sidewalks, crosswalks, pedestrian lighting, and a traffic signal at Live Oak Avenue.
Key Highlights
- 6,000 SF building on a 34,064 SF lot
- 0.782‑acre site with a 5:1 land‑to‑building ratio
- C2 zoning supports retail, office, and service use
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
$80,317
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
2.97%
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%
$1,606,340
$1.6M
Cap Rate 7%
$1,147,386
$1.1M
Cap Rate 9%
$892,411
$892.4K
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
$119.5K $19.92/SF
− Vacancy
−$4.8K −$0.80/SF
EGI
$114.7K $19.12/SF
− OpEx
−$34.4K −$5.74/SF
NOI
$80.3K $13.39/SF
Area
Comal County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$1,606,340
Cap Rate 7%
$1,147,386
Cap Rate 9%
$892,411
Alternative Uses
Best Use
Retail
$1.15M
$1.00M – $1.34M
NOI $80,317 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,135 @ 7.0% cap · market cap 3.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
781
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 Retail 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?
Retail space - C2-zoned retail property with a substantial site for parking, yard space, or future expansion.
Where is this retail space located?
The property is located at 1413 W San Antonio St. New Braunfels, TX.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: 6,000 SF building on a 34,064 SF lot; 0.782‑acre site with a 5:1 land‑to‑building ratio; C2 zoning supports retail, office, and service use
