Updated Two-Unit
For Sale
$425,000
3029 Green Mountain, New Braunfels, TX 78130
Two residential units feature vinyl wood flooring, updated mechanical systems, and fenced backyard space.
Property Size1,387 SF
Price / SF$306.42
Days on Market37
Property Features for 3029 Green Mountain
General Information
Standard status
Active
Size
1,387 SF
Property subtype
Multi-Family
Amenities
fenced back yard
Building Details
Year Built
2001
Listing Agency:
San Antonio Portfolio KW RE
(210) 218-7681
Listed By:
Cindy Bachicha
Source:
Sarahildebrandaguilera
Added: Jul 25
Changed: Aug 28
Last Checked: Aug 25 at 5:25AM
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 San Antonio Portfolio KW RE
Investment Insights
Based on property information with market context.
This duplex, built in 2001, contains two residential units with a consistent three-bedroom, two-bath layout. Each unit measures 1,387 square feet and includes vinyl wood flooring, a new AC unit, and a recent hot water heater. Fenced backyard space is also provided.
The property is located in New Braunfels with access to San Antonio and Austin. Its two-unit configuration and established improvements create a straightforward residential income property profile.
The property is located in New Braunfels with access to San Antonio and Austin. Its two-unit configuration and established improvements create a straightforward residential income property profile.
Key Highlights
- Two‑unit duplex built in 2001
- Each unit offers 3 bedrooms and 2 baths
- Each unit measures 1,387 square feet
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
$14,234
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
3.35%
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%
$284,680
$284.7K
Cap Rate 7%
$203,343
$203.3K
Cap Rate 9%
$158,156
$158.2K
Market Conditions
NOI Build-Up for 1,387 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
$22.5K $16.20/SF
− Vacancy
−$2.1K −$1.54/SF
EGI
$20.3K $14.66/SF
− OpEx
−$6.1K −$4.40/SF
NOI
$14.2K $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%
$284,680
Cap Rate 7%
$203,343
Cap Rate 9%
$158,156
Alternative Uses
Best Use
Multifamily LT 5
$203.3K
$177.9K – $237.2K
NOI $14,234 @ 7.0% cap · market cap 3.35%
Second Best
Apartment 5plus
$176.5K
$154.5K – $206.0K
NOI $12,358 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$353.8K
$309.6K – $412.8K
NOI $24,766 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
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 residential units feature vinyl wood flooring, updated mechanical systems, and fenced backyard space.
Where is this duplex located?
The property is located at 3029 Green Mountain New Braunfels, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2001; Each unit offers 3 bedrooms and 2 baths; Each unit measures 1,387 square feet
