Prime Corner Lot in New
For Sale
$1,232,500
211 N Business Ih 35, New Braunfels, TX 78130
High-traffic corner lot suitable for retail, restaurant, office, or automotive.
Property Size3,000 SF
Lot Size0.22 Acres
Price / SF$410.83
Days on Market542
Property Features for 211 N Business Ih 35
General Information
Standard status
Active
Size
3,000 SF
Lot size
0.22 Acres
Listing Agency:
Collab-RT Realty, LLC
(830) 481-2233
Listed By:
Ryan Parker · License #0652103
(830) 481-2233
Source:
Exprealty
Added: Feb 27, 2025
Changed: Aug 20
Last Checked: Aug 22 at 9:14AM
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 Collab-RT Realty, LLC
Investment Insights
Based on property information with market context.
This property is a prime corner lot located in New Braunfels, benefiting from high traffic exposure with over 45,000 cars passing by daily. The existing 3,000 sqft building includes three full bays, making it suitable for various business operations. Potential uses include a restaurant, bar, dealership, retail space, office, or medical facility. The property has housed a successful business since 1974. Situated at the intersection of Business 35 and Seguin St., the location provides convenient access via a side street. The seller is open to owner financing with favorable terms. The owner is willing to include the business if desired.
Key Highlights
- Prime corner lot location with high traffic exposure (45,000+ cars daily).
- 3,000 sqft building suitable for restaurant, bar, dealership, retail, office, or medical space.
- Seller is open to owner financing with favorable terms.
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
$43,027
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
3.49%
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%
$860,540
$860.5K
Cap Rate 7%
$614,671
$614.7K
Cap Rate 9%
$478,078
$478.1K
Market Conditions
NOI Build-Up for 3,000 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
$59.8K $19.92/SF
− Vacancy
−$2.4K −$0.80/SF
EGI
$57.4K $19.12/SF
− OpEx
−$14.3K −$4.78/SF
NOI
$43.0K $14.34/SF
Area
Comal County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$860,540
Cap Rate 7%
$614,671
Cap Rate 9%
$478,078
Alternative Uses
Best Use
Specialty Retail
$614.7K
$537.8K – $717.1K
NOI $43,027 @ 7.0% cap · market cap 3.49%
Second Best
Office B
$584.1K
$511.1K – $681.5K
NOI $40,887 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$765.2K
$669.6K – $892.8K
NOI $53,567 @ 7.0% cap · market cap 4.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,060
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Triple Diamond Polishing-Detailing, Metal Polishing & Protective Coatings — 851 I 35 Frontage Rd, New Braunfels, TX 78130
- Nameless Tint — 851 S 1-35 Suite L, New Braunfels, TX 78130
- Mr Fix-It Auto Service — 956 I 35 Frontage Rd, New Braunfels, TX 78130
- Take 5 Oil Change — 1061 S Walnut Ave, New Braunfels, TX 78130
- Morris Glass Co Farm Haus Glass & Fireplace — 950 I-35, New Braunfels, TX 78130
Frequently Asked Questions
What type of property is this?
Auto shop - High-traffic corner lot suitable for retail, restaurant, office, or automotive.
Where is this auto shop located?
The property is located at 211 N Business Ih 35 New Braunfels, TX.
What is the asking price?
The asking price for this property is $1,232,500.
What are key features of this property?
This property features: Prime corner lot location with high traffic exposure (45,000+ cars daily).; 3,000 sqft building suitable for restaurant, bar, dealership, retail, office, or medical space.; Seller is open to owner financing with favorable terms.
