Office Building with Expansion
For Sale
Contact for pricing
1428 North Walnut Avenue, New Braunfels, TX 78130
Efficient office configuration with rear surplus land and access to downtown, major thoroughfares, and nearby commercial areas.
Property Size1,360 SF
Price / SF$440.44
Days on Market23
Property Features for 1428 North Walnut Avenue
General Information
Standard status
Active
Size
1,360 SF
Class
B
Total Parking Spaces
10
Property subtype
Office
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1956
Year Renovated
2015
Buildings
1
Tenancy
Single
Building Size
1,360 SF
Listing Agency:
SVN Traditions
(210) 391-4514
Listed By:
Travis Taylor · License #TX 549653
Source:
Crexi
Added: Aug 7
Changed: Aug 28
Last Checked: Aug 28 at 3:10PM
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 SVN Traditions
Investment Insights
Based on property information with market context.
This 1,360-square-foot office building at 1428 North Walnut Avenue dates to 1956 and offers a compact, efficient configuration for office use. Rear surplus land provides room for potential building expansion, while the existing layout may accommodate immediate occupancy or future improvements.
The property is located in New Braunfels, Texas, with access to Downtown New Braunfels, major thoroughfares, and surrounding residential and commercial areas. Its setting near established businesses, services, and amenities supports convenient access for office operations and visitors.
The property is located in New Braunfels, Texas, with access to Downtown New Braunfels, major thoroughfares, and surrounding residential and commercial areas. Its setting near established businesses, services, and amenities supports convenient access for office operations and visitors.
Key Highlights
- 1,360 SF office building on 1428 North Walnut Avenue
- Rear surplus land provides potential for building expansion
- Built in 1956
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
$18,535
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
3.09%
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%
$370,700
$370.7K
Cap Rate 7%
$264,786
$264.8K
Cap Rate 9%
$205,944
$205.9K
Market Conditions
NOI Build-Up for 1,360 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
$30.0K $22.08/SF
− Vacancy
−$5.3K −$3.91/SF
EGI
$24.7K $18.17/SF
− OpEx
−$6.2K −$4.54/SF
NOI
$18.5K $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%
$370,700
Cap Rate 7%
$264,786
Cap Rate 9%
$205,944
Alternative Uses
Best Use
Office B
$264.8K
$231.7K – $308.9K
NOI $18,535 @ 7.0% cap · market cap 3.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$346.9K
$303.6K – $404.7K
NOI $24,284 @ 7.0% cap · market cap 4.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
470
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Efficient office configuration with rear surplus land and access to downtown, major thoroughfares, and nearby commercial areas.
Where is this office building located?
The property is located at 1428 North Walnut Avenue New Braunfels, TX.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 1,360 SF office building on 1428 North Walnut Avenue; Rear surplus land provides potential for building expansion; Built in 1956
