2-Unit Duplex with Private
New
For Sale
$415,000
3017 GREEN MOUNTAIN DR, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size2,199 SF
Lot Size0.18 Acres
Price / SF$188.72
Days on Market4
Property Features for 3017 GREEN MOUNTAIN DR
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Morningside
Elementary school district
Comal
Middle school district
Comal
High school district
Comal
Subdivision
2623
Standard status
Active
Size
2,199 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Annual Amount
7036
Utilities
Cooling system
Central Air
Building Details
Year built
2004
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Edwin Perdomo
(281) 496-7500
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 27 at 12:06PM
MLS# 1999895
Copyright © 2026 LERA MLS. 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.
Built in 2004, this 2,199-square-foot duplex contains two separate residences: one with three bedrooms, two bathrooms and a two-car garage, and another with two bedrooms, two bathrooms and a one-car garage. Each residence has its own entrance and fenced backyard. Interior features include open layouts, stained concrete floors and functional kitchens. Central air serves the property, which occupies 0.179 acres.
Key Highlights
- Two residences totaling 2,199 square feet on 0.179 acres
- Three‑bedroom, two‑bath residence with a two‑car garage
- Two‑bedroom, two‑bath residence with a one‑car garage
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
$22,568
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
5.44%
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%
$451,360
$451.4K
Cap Rate 7%
$322,400
$322.4K
Cap Rate 9%
$250,756
$250.8K
Market Conditions
NOI Build-Up for 2,199 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
$35.6K $16.20/SF
− Vacancy
−$3.4K −$1.54/SF
EGI
$32.2K $14.66/SF
− OpEx
−$9.7K −$4.40/SF
NOI
$22.6K $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%
$451,360
Cap Rate 7%
$322,400
Cap Rate 9%
$250,756
Alternative Uses
Best Use
Multifamily LT 5
$322.4K
$282.1K – $376.1K
NOI $22,568 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$279.9K
$244.9K – $326.6K
NOI $19,593 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$560.9K
$490.8K – $654.4K
NOI $39,265 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
197
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
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are occupied, and one may be available for owner occupancy at closing.
Where is this duplex located?
The property is located at 3017 GREEN MOUNTAIN DR New Braunfels, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Two residences totaling 2,199 square feet on 0.179 acres; Three‑bedroom, two‑bath residence with a two‑car garage; Two‑bedroom, two‑bath residence with a one‑car garage
