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 Size2,768 SF
Lot Size0.22 Acres
Price / SF$410.83
Days on Market188
Property Features for 211 N Business Ih 35
General Information
Standard status
Active
Size
2,768 SF
Lot size
0.22 Acres
Property subtype
Commercial
Building Details
Building Size
2,768 SF
Year Built
1955
Stories
1
Listing Agency:
Collab-RT Realty, LLC
Listed By:
Ryan Parker · License #0652103
(830) 481-2233
Source:
Elliman
Added: Mar 11
Changed: Sep 13
Last Checked: Sep 13 at 7:05AM
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 corner lot in New Braunfels with high traffic exposure, seeing over 45,000 cars passing by daily. The 3,000 sqft building features three full bays, making it suitable for a variety of uses, including restaurant, bar, dealership, retail, office, or medical space. The property has been home to a successful business since 1974. It is situated at the intersection of Business 35 and Seguin St., with convenient access via a side street. The owner is open to owner financing with favorable terms and is willing to include the business if desired.
Key Highlights
- High‑traffic corner lot with 45,000+ daily car count, providing exceptional visibility.
- 3,000 sqft building suitable for restaurant, bar, dealership, retail, office, or medical space.**
- Seller offers 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
$40,159
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
3.26%
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%
$803,180
$803.2K
Cap Rate 7%
$573,700
$573.7K
Cap Rate 9%
$446,211
$446.2K
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
−$17.2K −$5.74/SF
NOI
$40.2K $13.39/SF
Area
Comal County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$803,180
Cap Rate 7%
$573,700
Cap Rate 9%
$446,211
Alternative Uses
Best Use
Retail
$573.7K
$502.0K – $669.3K
NOI $40,159 @ 7.0% cap · market cap 3.26%
Second Best
Industrial
$256.5K
$224.4K – $299.3K
NOI $17,955 @ 7.0% cap · market cap 1.46%
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
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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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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: High‑traffic corner lot with 45,000+ daily car count, providing exceptional visibility.; 3,000 sqft building suitable for restaurant, bar, dealership, retail, office, or medical space.**; Seller offers owner financing with favorable terms.
