Two-Unit Duplex with Attached
For Sale
$319,000
240 Rosalie Dr, New Braunfels, TX 78130
Both residences feature open living areas, split bedrooms, private primary baths, and attached one-car garages.
Property Size1,988 SF
Price / SF$160.46
Days on Market48
Property Features for 240 Rosalie Dr
General Information
Standard status
Active
Size
1,988 SF
Property subtype
Multi-Family
Building Details
Year Built
2009
Listing Agency:
Home Team of America
Listed By:
Brian Jones (210) 490-8000 · License #0633759
(210) 490-8000
Source:
Homeguidecentraltexas
Added: Aug 2
Changed: Sep 14
Last Checked: Sep 18 at 8:02AM
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 Home Team of America
Investment Insights
Based on property information with market context.
Built in 2009, this duplex contains two residences within 1,988 square feet. Each unit provides a two-bedroom, two-bathroom layout with an attached one-car garage. Interior features include an open kitchen connected to the living area, split-bedroom placement, a private primary bathroom, a second full bath, and multiple closets for storage.
The property offers access to Highway 46 and I-35, with downtown New Braunfels, historic Gruene, the Comal and Guadalupe rivers, Schlitterbahn, shopping, and entertainment within the surrounding area. The two-unit configuration and consistent floor plans provide a straightforward residential income property format.
The property offers access to Highway 46 and I-35, with downtown New Braunfels, historic Gruene, the Comal and Guadalupe rivers, Schlitterbahn, shopping, and entertainment within the surrounding area. The two-unit configuration and consistent floor plans provide a straightforward residential income property format.
Key Highlights
- Two‑unit duplex with 1,988 square feet
- Each unit includes 2 bedrooms and 2 bathrooms
- Attached 1‑car garage for each residence
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
$20,402
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
6.40%
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%
$408,040
$408.0K
Cap Rate 7%
$291,457
$291.5K
Cap Rate 9%
$226,689
$226.7K
Market Conditions
NOI Build-Up for 1,988 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
$32.2K $16.20/SF
− Vacancy
−$3.1K −$1.54/SF
EGI
$29.1K $14.66/SF
− OpEx
−$8.7K −$4.40/SF
NOI
$20.4K $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%
$408,040
Cap Rate 7%
$291,457
Cap Rate 9%
$226,689
Alternative Uses
Best Use
Multifamily LT 5
$291.5K
$255.0K – $340.0K
NOI $20,402 @ 7.0% cap · market cap 6.40%
Second Best
Apartment 5plus
$253.0K
$221.4K – $295.2K
NOI $17,713 @ 7.0% cap · market cap 5.55%
Theoretical Best
Office A
$507.1K
$443.7K – $591.6K
NOI $35,497 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
226
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Both residences feature open living areas, split bedrooms, private primary baths, and attached one-car garages.
Where is this duplex located?
The property is located at 240 Rosalie Dr New Braunfels, TX.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,988 square feet; Each unit includes 2 bedrooms and 2 bathrooms; Attached 1‑car garage for each residence
