Three-Bedroom
For Sale
$440,000
241 Anne Louise Drive, New Braunfels, TX 78130
Two matching units provide three bedrooms, two bathrooms, and attached garages.
Property Size2,424 SF
Price / SF$181.52
Days on Market184
Property Features for 241 Anne Louise Drive
General Information
Standard status
Active
Size
2,424 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$5,000
Taxes and HOA fees
Annual Taxes
$5,637
Amenities
Stained Concrete
Metal
Slab
Conventional, FHA, VA, Cash, Other
Covered Patio, Cable TV Available
Building Details
Year Built
2010
Listing Agency:
Real Broker, LLC
Listed By:
Sarah Brieden · License #0725604
(210) 557-3520
Source:
Compass
Added: Mar 4
Changed: Sep 2
Last Checked: Aug 30 at 8:52PM
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.
Built in 2010, this duplex contains two residential units, each configured with 3 bedrooms and 2 bathrooms. The interiors feature open-concept living areas, high ceilings, stained concrete floors, granite kitchen countertops, ample cabinetry, and stainless steel appliances. Each primary suite includes a private bathroom and walk-in closet, while covered patios and fenced backyards extend the living space outdoors.
Both units include an attached garage with opener, additional driveway parking, and a metal roof. The property is located at 241 Anne Louise Drive in New Braunfels, with access to IH-35, Hwy 46, Creekside-area shopping and dining, and local parks.
Both units include an attached garage with opener, additional driveway parking, and a metal roof. The property is located at 241 Anne Louise Drive in New Braunfels, with access to IH-35, Hwy 46, Creekside-area shopping and dining, and local parks.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms in each unit
- Built in 2010 with stained concrete flooring and high ceilings
- Kitchens include granite countertops, ample cabinet space, and stainless steel appliances
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
$24,877
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
5.65%
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%
$497,540
$497.5K
Cap Rate 7%
$355,386
$355.4K
Cap Rate 9%
$276,411
$276.4K
Market Conditions
NOI Build-Up for 2,424 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
$39.3K $16.20/SF
− Vacancy
−$3.7K −$1.54/SF
EGI
$35.5K $14.66/SF
− OpEx
−$10.7K −$4.40/SF
NOI
$24.9K $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%
$497,540
Cap Rate 7%
$355,386
Cap Rate 9%
$276,411
Alternative Uses
Best Use
Multifamily LT 5
$355.4K
$311.0K – $414.6K
NOI $24,877 @ 7.0% cap · market cap 5.65%
Second Best
Apartment 5plus
$308.5K
$270.0K – $360.0K
NOI $21,598 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$618.3K
$541.0K – $721.4K
NOI $43,282 @ 7.0% cap · market cap 9.84%
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?
Duplex - Two matching units provide three bedrooms, two bathrooms, and attached garages.
Where is this duplex located?
The property is located at 241 Anne Louise Drive New Braunfels, TX.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms in each unit; Built in 2010 with stained concrete flooring and high ceilings; Kitchens include granite countertops, ample cabinet space, and stainless steel appliances
