New Braunfels Office Investment
For Sale
Contact for pricing
1878 Herbelin Rd, New Braunfels, TX
Shell condition office buildings in growing New Braunfels Hill Country.
Property Size24,000 SF
Lot Size5.59 Acres
Price / SF$214.88
Days on Market463
Property Features for 1878 Herbelin Rd
General Information
Standard status
Active
Size
24,000 SF
Lot size
5.59 Acres
Property subtype
OFFICE
Listing Agency:
Legacy Commercial Real Estate
(830) 708-9054
Listed By:
Will Henry · License #0376986
(830) 708-9054
Source:
Moodyscre
Added: May 6, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:13PM
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 Legacy Commercial Real Estate
Investment Insights
Based on property information with market context.
An investment opportunity is available in New Braunfels, TX. Phase 2 of Herbelin Plaza includes two 6,000 square foot buildings, totaling 12,000 square feet of office space. Located in the growing New Braunfels Hill Country area, these buildings are suited for office or office building investors, or end-users. Offered in shell condition, the property allows for customization. With a spacious interior and a versatile layout, this building can accommodate a variety of office configurations, making it suitable for businesses seeking a tailored commercial space. The property is located at 1878 Herbelin Rd, New Braunfels, TX.
Key Highlights
- Prime investment opportunity in growing New Braunfels Hill Country area.
- Two 6,000 SF buildings available.
- Ideal for Office / Office Building investors or end‑users.
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
$327,093
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
6.34%
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%
$6,541,860
$6.5M
Cap Rate 7%
$4,672,757
$4.7M
Cap Rate 9%
$3,634,367
$3.6M
Market Conditions
NOI Build-Up for 24,000 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
$529.9K $22.08/SF
− Vacancy
−$93.8K −$3.91/SF
EGI
$436.1K $18.17/SF
− OpEx
−$109.0K −$4.54/SF
NOI
$327.1K $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%
$6,541,860
Cap Rate 7%
$4,672,757
Cap Rate 9%
$3,634,367
Alternative Uses
Best Use
Office B
$4.67M
$4.09M – $5.45M
NOI $327,093 @ 7.0% cap · market cap 6.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.12M
$5.36M – $7.14M
NOI $428,539 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Explore this area
Business Placement
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 - Shell condition office buildings in growing New Braunfels Hill Country.
Where is this office building located?
The property is located at 1878 Herbelin Rd New Braunfels, TX.
What is the asking price?
The asking price for this property is $5,157,224.
What are key features of this property?
This property features: Prime investment opportunity in growing New Braunfels Hill Country area.; Two 6,000 SF buildings available.; Ideal for Office / Office Building investors or end‑users.
