New Braunfels Duplex Investment
3021/3023 Douglas Fir New Braunfels, TX 78130
For Sale
$497,500
Pending
MULTI_FAMILY - New Braunfels, TX
Property Size2,814 SF
Lot Size0.23 Acres
Days on Market41
Property Features for 3021/3023 Douglas Fir
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RESIDENTIAL
Standard status
Pending
Size
2,814 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
8859
Utilities
Cooling system
Central Air, Heat Pump
Building Details
Year built
2006
Listing Agency:
Keller Williams Heritage
(210) 493-3030
Listed By:
Pamela Smartt
(210) 493-3030
Added: Jun 19
Changed: Jul 29
Last Checked: Jul 29 at 11:06PM
MLS# 1962084
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.
This well-maintained duplex, located in New Braunfels, presents an investment opportunity. Each unit features a functional 3-bedroom, 2-bathroom layout, complemented by a private 2-car garage. Interiors are designed for comfort, showcasing open floor plans that seamlessly connect to the kitchen and a dedicated dining area. The primary suites include tray ceilings and walk-in showers, enhanced by natural light. Private, covered patios and fenced backyards offer outdoor relaxation spaces. The property benefits from a new roof, installed in June 2025, featuring 30-year dimensional shingles. Situated with quick access to I-35 and zoned for the Comal ISD, this property is suitable for investors or owner-occupants seeking a move-in-ready dual-living setup. The property size is 2814 square feet and the lot size is 0.23 acres.
Key Highlights
- Duplex at 3021 & 3023 Douglas Fir built in 2006 with two 3‑bedroom, 2‑bath units
- Brand‑new roof installed June 2025 with 30‑year dimensional shingles
- Each unit includes a private 2‑car garage
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $45.6k | $16.20 |
| − Vacancy | −$4.3k | −$1.54 |
| EGI | $41.3k | $14.66 |
| − OpEx | −$12.4k | −$4.40 |
| NOI | $28.9k | $10.26 |
2,814 SF · lease $16.20/SF/yr · vacancy 9.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$412.6K
$361.0K – $481.3K
NOI $28,879 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$358.2K
$313.4K – $417.9K
NOI $25,073 @ 7.0% cap · market cap 5.04%
Theoretical Best
Office A
$717.8K
$628.1K – $837.4K
NOI $50,246 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with new roof, spacious units, and convenient location.
Where is this duplex located?
The property is located at 3021/3023 Douglas Fir New Braunfels, TX.
What is the asking price?
The asking price for this property is $497,500.
What are key features of this property?
This property features: Duplex at 3021 & 3023 Douglas Fir built in 2006 with two 3‑bedroom, 2‑bath units; Brand‑new roof installed June 2025 with 30‑year dimensional shingles; Each unit includes a private 2‑car garage
