Two-Unit Duplex Near Elementary
For Sale
$279,000
1525 Lorelei, New Braunfels, TX 78130
Each unit offers a two-bedroom layout within a straightforward residential income property.
Property Size1,660 SF
Price / SF$168.07
Days on Market28
Property Features for 1525 Lorelei
General Information
Standard status
Active
Size
1,660 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Building Details
Year Built
1985
Listing Agency:
GIC Properties
(210) 821-1122
Listed By:
Robert Libby
Source:
Mlsluxurygroup
Added: Aug 5
Changed: Aug 29
Last Checked: Aug 31 at 6:41PM
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 GIC Properties
Investment Insights
Based on property information with market context.
Built in 1985, this 1660-square-foot duplex contains two units, each with a functional two-bedroom floorplan. The property provides a straightforward configuration for residential rental use, with one unit currently occupied under a month-to-month arrangement.
The duplex is located at 1525 Lorelei in New Braunfels, Texas, steps from Goodwin Frazier Elementary. Both units are part of the same two-unit property, offering a compact multifamily format in a residential setting.
The duplex is located at 1525 Lorelei in New Braunfels, Texas, steps from Goodwin Frazier Elementary. Both units are part of the same two-unit property, offering a compact multifamily format in a residential setting.
Key Highlights
- 1660‑square‑foot duplex built in 1985
- Two units, each with a two‑bedroom floorplan
- One unit is occupied month to month
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
$17,036
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
6.11%
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%
$340,720
$340.7K
Cap Rate 7%
$243,371
$243.4K
Cap Rate 9%
$189,289
$189.3K
Market Conditions
NOI Build-Up for 1,660 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
$26.9K $16.20/SF
− Vacancy
−$2.6K −$1.54/SF
EGI
$24.3K $14.66/SF
− OpEx
−$7.3K −$4.40/SF
NOI
$17.0K $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%
$340,720
Cap Rate 7%
$243,371
Cap Rate 9%
$189,289
Alternative Uses
Best Use
Multifamily LT 5
$243.4K
$213.0K – $283.9K
NOI $17,036 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$211.3K
$184.9K – $246.5K
NOI $14,791 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$423.4K
$370.5K – $494.0K
NOI $29,641 @ 7.0% cap · market cap 10.62%
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
598
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 - Each unit offers a two-bedroom layout within a straightforward residential income property.
Where is this duplex located?
The property is located at 1525 Lorelei New Braunfels, TX.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: 1660‑square‑foot duplex built in 1985; Two units, each with a two‑bedroom floorplan; One unit is occupied month to month
