Flex Space with Fenced
New
For Sale
$470,000
295 N Krueger Ave, New Braunfels, TX 78130
A block-and-metal building includes office space, a restroom, roll-up access, and a concrete storage yard.
Property Size2,400 SF
Price / SF$195.83
Days on Market4
Property Features for 295 N Krueger Ave
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Commercial
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Drive-In Doors
2
Voltage
220 V
Building Details
Year Built
1945
Building Size
2,400 SF
Construction
cinderblock and metal
Listing Agency:
Keller Williams Heritage
Listed By:
Tracy Mcghee · License #678303
Source:
Pomparealtygroupsa
Added: Oct 1
Last Checked: Oct 2 at 5:47PM
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 Keller Williams Heritage
Investment Insights
Based on property information with market context.
This 2,400-square-foot flex property was built in 1945 with cinderblock and metal construction on a slab. The building has four above-grade and two grade-level roll-up doors, a window-unit air-conditioned office, a restroom, and 220 V electrical service. A fully fenced yard includes a 5,000 ft concrete pad and covered space for parking or storage. The RV remains with the property, which is being sold as-is.
Key Highlights
- 2,400‑square‑foot flex property built in 1945
- Four above‑grade and two grade‑level roll‑up doors
- Cinderblock and metal construction on a slab
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
$25,272
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
5.38%
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%
$505,440
$505.4K
Cap Rate 7%
$361,029
$361.0K
Cap Rate 9%
$280,800
$280.8K
Market Conditions
NOI Build-Up for 2,400 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
$43.2K $18.00/SF
− Vacancy
−$4.3K −$1.80/SF
EGI
$38.9K $16.20/SF
− OpEx
−$13.6K −$5.67/SF
NOI
$25.3K $10.53/SF
Area
Comal County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$505,440
Cap Rate 7%
$361,029
Cap Rate 9%
$280,800
Alternative Uses
Best Use
Flex RnD
$361.0K
$315.9K – $421.2K
NOI $25,272 @ 7.0% cap · market cap 5.38%
Second Best
Warehouse
$249.2K
$218.0K – $290.7K
NOI $17,442 @ 7.0% cap · market cap 3.71%
Theoretical Best
Office A
$612.2K
$535.7K – $714.2K
NOI $42,854 @ 7.0% cap · market cap 9.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Drive-in doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
232
Businesses Nearby
Under-served
Demand for This Use
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
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - A block-and-metal building includes office space, a restroom, roll-up access, and a concrete storage yard.
Where is this flex space located?
The property is located at 295 N Krueger Ave New Braunfels, TX.
What is the asking price?
The asking price for this property is $470,000.
What are key features of this property?
This property features: 2,400‑square‑foot flex property built in 1945; Four above‑grade and two grade‑level roll‑up doors; Cinderblock and metal construction on a slab
