Duplex With Attached
For Sale
$379,000
303 & 305 Rosalie, New Braunfels, TX 78130
Two occupied residences offer private fenced yards and leases extending through June 2027.
Property Size2,672 SF
Price / SF$141.84
Days on Market45
Property Features for 303 & 305 Rosalie
General Information
Standard status
Active
Size
2,672 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Gross Income
$32,640
Road Access
Yes
Amenities
fenced backyards
Building Details
Year Built
2013
Listing Agency:
Property Professionals, Inc
(210) 885-7189
Listed By:
Tyler Green · License #0700053
Source:
Thebranchinc
Added: Jul 20
Changed: Aug 28
Last Checked: Sep 1 at 10:41PM
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 Property Professionals, Inc
Investment Insights
Based on property information with market context.
Built in 2013, this 2,672-square-foot duplex contains two separately configured residences. Each unit offers approximately 1,341 square feet with three bedrooms, two-and-a-half bathrooms, a fenced backyard, and an attached two-car garage. The property is arranged on a quiet cul-de-sac and is currently occupied under leases that run through June 2027.
The 303 & 305 Rosalie address is in New Braunfels, with shopping, dining, schools, and major commuter routes identified as convenient nearby resources. The two-unit layout, substantial bedroom count, private outdoor areas, and individual garage parking define the property's residential income configuration.
The 303 & 305 Rosalie address is in New Braunfels, with shopping, dining, schools, and major commuter routes identified as convenient nearby resources. The two-unit layout, substantial bedroom count, private outdoor areas, and individual garage parking define the property's residential income configuration.
Key Highlights
- Two‑unit duplex totaling 2,672 square feet
- Each unit is approximately 1,341 square feet with 3 bedrooms and 2.5 bathrooms
- Attached 2‑car garage and fenced backyard for each side
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
$27,422
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
7.24%
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%
$548,440
$548.4K
Cap Rate 7%
$391,743
$391.7K
Cap Rate 9%
$304,689
$304.7K
Market Conditions
NOI Build-Up for 2,672 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
$43.3K $16.20/SF
− Vacancy
−$4.1K −$1.54/SF
EGI
$39.2K $14.66/SF
− OpEx
−$11.8K −$4.40/SF
NOI
$27.4K $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%
$548,440
Cap Rate 7%
$391,743
Cap Rate 9%
$304,689
Alternative Uses
Best Use
Multifamily LT 5
$391.7K
$342.8K – $457.0K
NOI $27,422 @ 7.0% cap · market cap 7.24%
Second Best
Apartment 5plus
$340.1K
$297.6K – $396.8K
NOI $23,808 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$681.6K
$596.4K – $795.2K
NOI $47,711 @ 7.0% cap · market cap 12.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
226
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 occupied residences offer private fenced yards and leases extending through June 2027.
Where is this duplex located?
The property is located at 303 & 305 Rosalie New Braunfels, TX.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,672 square feet; Each unit is approximately 1,341 square feet with 3 bedrooms and 2.5 bathrooms; Attached 2‑car garage and fenced backyard for each side
