Two-Unit Duplex with Attached
New
For Sale
$319,000
240 Rosalie Drive, New Braunfels, TX 78130
Residential, New Braunfels, TX
Property Size1,988 SF
Lot Size0.21 Acres
Price / SF$160.46
Days on Market3
Property Features for 240 Rosalie Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 4, Bathroom 1, Bathroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 3
Parking features
Garage
Interior features
CeilingFans, TubShower, WalkInClosets, KitchenFamilyRoomCombo, KitchenDiningCombo
Fencing
Privacy
Appliances
ElectricRange, ElectricWaterHeater, Refrigerator, WaterHeater, SomeElectricAppliances, Range
Subdivision
Oelkers Acres 2
Lot features
City Lot, Less Than Quarter Acre
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
From Hwy 46, turn onto Oelkers then turn right onto Rosalie, duplex will be on the right side.
Standard status
Active
APN
256552
Size
1,988 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
OELKERS ACRES 2, BLOCK 4, LOT 2
Tax Annual Amount
6279
HOA Fee
$275 Annually
Legal Description
OELKERS ACRES 2, BLOCK 4, LOT 2
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2009
Floors in Building
1
Number of units
1
Flooring type
Vinyl, Tile
Building materials
Stucco
Roof type
Shingle, Composition
Architectural style
Other
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Brian Jones · License #0633759
(830) 832-3533
Added: Aug 22
Changed: Aug 23
Last Checked: Aug 24 at 1:06PM
MLS# 623427
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1988-square-foot duplex was built in 2009 and contains two matching units, each arranged with two bedrooms and two full bathrooms. Both residences include an attached one-car garage, an open kitchen and living configuration, a split-bedroom plan, a private primary bathroom, walk-in closets, and additional storage. Vinyl and tile flooring, central electric heating and cooling, ceiling fans, electric ranges, refrigerators, and public water and sewer serve the property. Privacy fencing and a composition shingle roof are also included.
Located on a 0.21-acre lot at 240 Rosalie Drive in New Braunfels, the property offers access to Highway 46 and I-35. The surrounding area provides proximity to downtown New Braunfels, historic Gruene, the Comal and Guadalupe rivers, Schlitterbahn, shopping, and entertainment.
Located on a 0.21-acre lot at 240 Rosalie Drive in New Braunfels, the property offers access to Highway 46 and I-35. The surrounding area provides proximity to downtown New Braunfels, historic Gruene, the Comal and Guadalupe rivers, Schlitterbahn, shopping, and entertainment.
Key Highlights
- Duplex with two units, each offering two bedrooms and two full bathrooms
- 1988 square feet on a 0.21‑acre lot
- Attached one‑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
$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
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
190
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 - Each unit features an open kitchen, connected living area, and split-bedroom layout with dedicated storage.
Where is this duplex located?
The property is located at 240 Rosalie Drive 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: Duplex with two units, each offering two bedrooms and two full bathrooms; 1988 square feet on a 0.21‑acre lot; Attached one‑car garage for each unit
