Duplex with New
For Sale
$497,500
3021 /3023 Douglas Fir, New Braunfels, TX 78130
Two residential units offer open layouts, private garages, covered patios, and fenced backyards.
Property Size2,814 SF
Price / SF$176.79
Days on Market63
Property Features for 3021 /3023 Douglas Fir
General Information
Standard status
Active
Size
2,814 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Highway Access
Yes
Amenities
covered patios
fenced backyards
Building Details
Year Built
2006
Listing Agency:
Keller Williams Heritage
Listed By:
Pam Smartt
(210) 493-3030
Source:
Theswinneygroup
Added: Aug 16
Changed: Oct 8
Last Checked: Oct 7 at 4:13PM
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
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Investment Insights
Based on property information with market context.
This duplex includes two separate residences, each arranged with three bedrooms and two bathrooms. Both units feature open-concept living areas connected to the kitchen and dining space, along with primary suites that include tray ceilings and walk-in showers. Private two-car garages, covered patios, and fenced backyards add practical functionality to each side. A new roof installed in June 2025 uses 30-year dimensional shingles.
The property is located at 3021 /3023 Douglas Fir in New Braunfels, with access to I-35 and zoning within Comal ISD. Built in 2006, the configuration supports dual-residence living with dedicated indoor and outdoor areas for each unit.
The property is located at 3021 /3023 Douglas Fir in New Braunfels, with access to I-35 and zoning within Comal ISD. Built in 2006, the configuration supports dual-residence living with dedicated indoor and outdoor areas for each unit.
Key Highlights
- Two‑unit duplex with 3‑bedroom, 2‑bathroom layouts on each side
- New roof installed in June 2025 with 30‑year dimensional shingles
- Private 2‑car garage provided for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$28,879
Cap Rate
5.80%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$577,580
$577.6K
Cap Rate 7%
$412,557
$412.6K
Cap Rate 9%
$320,878
$320.9K
Market Conditions
NOI Build-Up for 2,814 SF
Gross rent
$45.6K $16.20/SF
− Vacancy
−$4.3K −$1.54/SF
EGI
$41.3K $14.66/SF
− OpEx
−$12.4K −$4.40/SF
NOI
$28.9K $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 Rate 5%
$577,580
Cap Rate 7%
$412,557
Cap Rate 9%
$320,878
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.
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Current Use
Lease Details
2
Residential units
Yes
Highway 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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer open layouts, private garages, covered patios, and fenced backyards.
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: Two‑unit duplex with 3‑bedroom, 2‑bathroom layouts on each side; New roof installed in June 2025 with 30‑year dimensional shingles; Private 2‑car garage provided for each unit
