New Braunfels Condo: Turn-Key
For Sale
Contact for pricing
2127 Hofstaat, New Braunfels, TX 78130
Fully equipped condo in desirable New Braunfels location, ready for rental.
Property Size1,284 SF
Price / SF$225.78
Days on Market104
Property Features for 2127 Hofstaat
General Information
Standard status
Active
Size
1,284 SF
Class
A
Property subtype
Hospitality, Mixed Use
Building Details
Year Built
2024
Stories
2
Listing Agency:
Keller Williams Realty Heritage
Listed By:
Mark Hampton · License #TX 464012
Source:
Crexi
Added: May 21
Changed: Aug 24
Last Checked: Aug 29 at 8:22AM
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 Keller Williams Realty Heritage
Investment Insights
Based on property information with market context.
Located in the Creekside area of New Braunfels, this fully approved short-term rental property offers immediate income potential. The detached condo provides privacy with only one nearby neighbor and includes low-maintenance living with exterior care and lawn service. The layout features two bedrooms and two and a half bathrooms. The main level hosts the primary suite, complete with a private bath and walk-in shower. Upstairs, a versatile loft provides space for a second living area, workspace, or guest retreat. The kitchen showcases a modern design, and abundant windows bring in natural light. The property is being offered fully equipped with appliances, including the washer, dryer, refrigerator, stove, dishwasher, and microwave. Residents have access to community amenities such as a pickleball court. Located minutes from Gruene, local shopping, dining, and entertainment, with quick access to I-35 between San Antonio and Austin, this property combines convenience, flexibility, and rental appeal. The property is 1284 square feet. It can be used as a primary residence, an occasional getaway, or a dedicated investment property.
Key Highlights
- Fully approved short‑term rental in the desirable Creekside area of New Braunfels, offering immediate income potential.
- Seller offering up to $6,500 towards rate buy‑down or closing costs with acceptable offer and preferred lender.
- Turn‑key property includes all appliances: washer, dryer, refrigerator, stove, dishwasher, and microwave.
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
$16,949
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
5.85%
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%
$338,980
$339.0K
Cap Rate 7%
$242,129
$242.1K
Cap Rate 9%
$188,322
$188.3K
Market Conditions
NOI Build-Up for 1,284 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
$30.8K $24.00/SF
− Vacancy
−$3.7K −$2.88/SF
EGI
$27.1K $21.12/SF
− OpEx
−$10.2K −$7.92/SF
NOI
$16.9K $13.20/SF
Area
Comal County, TX
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$338,980
Cap Rate 7%
$242,129
Cap Rate 9%
$188,322
Alternative Uses
Best Use
Mixed Use
$242.1K
$211.9K – $282.5K
NOI $16,949 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$163.4K
$143.0K – $190.7K
NOI $11,440 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$327.5K
$286.6K – $382.1K
NOI $22,927 @ 7.0% cap · market cap 7.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
118
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?
Short term rental property - Fully equipped condo in desirable New Braunfels location, ready for rental.
Where is this short term rental property located?
The property is located at 2127 Hofstaat New Braunfels, TX.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Fully approved short‑term rental in the desirable Creekside area of New Braunfels, offering immediate income potential.; Seller offering up to $6,500 towards rate buy‑down or closing costs with acceptable offer and preferred lender.; Turn‑key property includes all appliances: washer, dryer, refrigerator, stove, dishwasher, and microwave.
