Versatile Commercial Space Near
For Sale
$649,900
223 LUCINDA NEW BRAUNFELS TX 78130, New Braunfels, TX 78130
Conveniently located commercial space with income potential.
Property Size3,000 SF
Price / SF$216.63
Days on Market193
Property Features for 223 LUCINDA NEW BRAUNFELS TX 78130
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Office/Medical/Prof Bldg
Zoning
COMM/INDSRL
Building Details
Year Built
2001
Listing Agency:
Real Broker, LLC
(210) 259-7317
Listed By:
Charles Gallagher
(210) 259-7317
Source:
Kwsanantonio
Added: Feb 19
Changed: Aug 27
Last Checked: Aug 30 at 12:52PM
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.
This commercial space is positioned in a highly accessible location near Hwy 46, I-35, and IH-10, offering convenience minutes from downtown New Braunfels and within easy reach of San Antonio and Austin. The property features eight private offices, a spacious reception area, dedicated storage, and a dual HVAC system. All offices are fully wired for high-speed internet and phone connectivity, and the existing telephone system is in place. The floor plan accommodates 2–4 desks per office, making it suitable for a single-user business or for leasing individual suites. With ADA accessibility and 10+ parking spaces, the property is located within a small industrial park. It is suited for childcare, real estate, title, loan, medical, sales, or general office use. The property is currently leased through May 31, 2027, offering immediate income potential. The bike score is 25, indicating it is somewhat bikeable, and the walk score is 2, indicating it is car-dependent.
Key Highlights
- Currently leased through May 31, 2027, providing immediate income and investment potential.
- Highly accessible location near Hwy 46, I‑35, and IH‑10, minutes from downtown New Braunfels and convenient to San Antonio and Austin.
- Versatile commercial space suitable for various uses, including office, medical, or childcare.
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
$40,887
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
6.29%
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%
$817,740
$817.7K
Cap Rate 7%
$584,100
$584.1K
Cap Rate 9%
$454,300
$454.3K
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
$66.2K $22.08/SF
− Vacancy
−$11.7K −$3.91/SF
EGI
$54.5K $18.17/SF
− OpEx
−$13.6K −$4.54/SF
NOI
$40.9K $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%
$817,740
Cap Rate 7%
$584,100
Cap Rate 9%
$454,300
Alternative Uses
Best Use
Office B
$584.1K
$511.1K – $681.5K
NOI $40,887 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$765.2K
$669.6K – $892.8K
NOI $53,567 @ 7.0% cap · market cap 8.24%
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Conveniently located commercial space with income potential.
Where is this office units located?
The property is located at 223 LUCINDA NEW BRAUNFELS TX 78130 New Braunfels, TX.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Currently leased through May 31, 2027, providing immediate income and investment potential.; Highly accessible location near Hwy 46, I‑35, and IH‑10, minutes from downtown New Braunfels and convenient to San Antonio and Austin.; Versatile commercial space suitable for various uses, including office, medical, or childcare.
