Duplex with Attached
For Sale
$430,000
2213-2215 Avery Village, New Braunfels, TX 78130
Two three-bedroom units provide open layouts, private outdoor areas, and flexible occupancy options.
Property Size2,586 SF
Price / SF$166.28
Days on Market13
Property Features for 2213-2215 Avery Village
General Information
Standard status
Active
Size
2,586 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Occupancy
50%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Highway Access
Yes
Building Details
Year Built
2018
Buildings
1
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Julian Berg
Source:
Texashomeguide
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 25 at 5:35AM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
Built in 2018, this 2,586-square-foot duplex contains two residential units, each with 3 bedrooms, 2 bathrooms, an open-concept layout, and an attached 2-car garage. Both units include generous living areas and private outdoor space. One unit is leased, while the other can support either owner occupancy or an additional rental arrangement.
The property is located in the Avery Park community within Comal ISD and offers access to IH-35. Downtown New Braunfels, the Gruene Historic District, Schlitterbahn, shopping, dining, and entertainment are all described as being minutes away. The address is 2213-2215 Avery Village, New Braunfels, TX 78130.
The property is located in the Avery Park community within Comal ISD and offers access to IH-35. Downtown New Braunfels, the Gruene Historic District, Schlitterbahn, shopping, dining, and entertainment are all described as being minutes away. The address is 2213-2215 Avery Village, New Braunfels, TX 78130.
Key Highlights
- 2,586‑square‑foot duplex built in 2018
- Two units, each with 3 bedrooms and 2 bathrooms
- Attached 2‑car garage for each unit
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
$26,539
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
6.17%
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%
$530,780
$530.8K
Cap Rate 7%
$379,129
$379.1K
Cap Rate 9%
$294,878
$294.9K
Market Conditions
NOI Build-Up for 2,586 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
$41.9K $16.20/SF
− Vacancy
−$4.0K −$1.54/SF
EGI
$37.9K $14.66/SF
− OpEx
−$11.4K −$4.40/SF
NOI
$26.5K $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%
$530,780
Cap Rate 7%
$379,129
Cap Rate 9%
$294,878
Alternative Uses
Best Use
Multifamily LT 5
$379.1K
$331.7K – $442.3K
NOI $26,539 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$329.2K
$288.0K – $384.0K
NOI $23,041 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$659.6K
$577.2K – $769.6K
NOI $46,175 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Yes
Highway access
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?
Duplex - Two three-bedroom units provide open layouts, private outdoor areas, and flexible occupancy options.
Where is this duplex located?
The property is located at 2213-2215 Avery Village New Braunfels, TX.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 2,586‑square‑foot duplex built in 2018; Two units, each with 3 bedrooms and 2 bathrooms; Attached 2‑car garage for each unit
