Duplex with Fenced Side
For Sale
$329,999
1506 Eichen Rd, New Braunfels, TX 78130
Two-unit property with a gated side yard, metal shed, and additional outdoor space for parking or work use.
Property Size1,742 SF
Price / SF$189.44
Days on Market24
Property Features for 1506 Eichen Rd
General Information
Standard status
Active
Size
1,742 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
minor touch ups
Additional Details
Multifamily Units
2
Amenities
large metal shed
swing set
chain link fence
Building Details
Year Built
1971
Listing Agency:
Vortex Realty
(210) 289-1346
Listed By:
Michelle Barre
Source:
Drialtor
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 30 at 8:24PM
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 Vortex Realty
Investment Insights
Based on property information with market context.
This duplex contains 1,742 square feet and was built in 1971. The property includes two separate units, with Unit 2 offering a notably large side yard enclosed by chain-link fencing. A wide gated opening provides access into that outdoor area, which also includes a large metal shed and space for additional parking, work activities, gatherings, or a garden area.
Unit 1 is identified at 1506 Eichen, while Unit 2 is identified at 1508. The rear yard of Unit 2 faces a middle school yard. Interior cleanup and minor exterior touch-ups are in progress, and Unit 2 still contains furniture.
Unit 1 is identified at 1506 Eichen, while Unit 2 is identified at 1508. The rear yard of Unit 2 faces a middle school yard. Interior cleanup and minor exterior touch-ups are in progress, and Unit 2 still contains furniture.
Key Highlights
- 1,742‑square‑foot duplex built in 1971
- Two‑unit configuration supports occupying one side while renting the other
- Unit 2 includes the community’s largest side yard
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
$17,878
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
5.42%
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%
$357,560
$357.6K
Cap Rate 7%
$255,400
$255.4K
Cap Rate 9%
$198,644
$198.6K
Market Conditions
NOI Build-Up for 1,742 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
$28.2K $16.20/SF
− Vacancy
−$2.7K −$1.54/SF
EGI
$25.5K $14.66/SF
− OpEx
−$7.7K −$4.40/SF
NOI
$17.9K $10.26/SF
Area
Comal County, TX
Vacancy
9.50%
Lease Rate
$16.20 /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%
$357,560
Cap Rate 7%
$255,400
Cap Rate 9%
$198,644
Alternative Uses
Best Use
Multifamily LT 5
$255.4K
$223.5K – $298.0K
NOI $17,878 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$221.7K
$194.0K – $258.7K
NOI $15,521 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$444.4K
$388.8K – $518.4K
NOI $31,105 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
473
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with a gated side yard, metal shed, and additional outdoor space for parking or work use.
Where is this duplex located?
The property is located at 1506 Eichen Rd New Braunfels, TX.
What is the asking price?
The asking price for this property is $329,999.
What are key features of this property?
This property features: 1,742‑square‑foot duplex built in 1971; Two‑unit configuration supports occupying one side while renting the other; Unit 2 includes the community’s largest side yard
