Updated Duplex With Fenced
For Sale
$399,000
3049 Pine Valley, New Braunfels, TX 78130
Two well-maintained units feature split layouts, refreshed flooring, and a fenced outdoor area.
Property Size2,774 SF
Price / SF$143.84
Days on Market27
Property Features for 3049 Pine Valley
General Information
Standard status
Active
Size
2,774 SF
Property subtype
Multi-Family
Amenities
fenced in back yard
Building Details
Year Built
2001
Listing Agency:
San Antonio Portfolio KW RE
(210) 218-7681
Listed By:
Cindy Bachicha
Source:
Drialtor
Added: Aug 4
Changed: Aug 29
Last Checked: Aug 25 at 4:27AM
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 2001 duplex contains two three-bedroom, two-bath units, with each residence offering 1,387 square feet and a split-floorplan arrangement. Combined property size is 2,774 square feet. Interior improvements include vinyl wood flooring, a new AC unit, and a recent hot water heater. Each unit also has access to a fenced-in backyard.
The property is located at 3049 Pine Valley in New Braunfels, with access to both San Antonio and Austin. The two-unit configuration and separately defined living spaces provide a practical multifamily layout.
The property is located at 3049 Pine Valley in New Braunfels, with access to both San Antonio and Austin. The two-unit configuration and separately defined living spaces provide a practical multifamily layout.
Key Highlights
- Duplex built in 2001 with two 3‑bedroom, 2‑bath units
- Each unit measures 1,387 square feet; combined property size is 2,774 square feet
- Split‑floorplan layouts in both units
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
$28,469
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
7.14%
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%
$569,380
$569.4K
Cap Rate 7%
$406,700
$406.7K
Cap Rate 9%
$316,322
$316.3K
Market Conditions
NOI Build-Up for 2,774 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
$44.9K $16.20/SF
− Vacancy
−$4.3K −$1.54/SF
EGI
$40.7K $14.66/SF
− OpEx
−$12.2K −$4.40/SF
NOI
$28.5K $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%
$569,380
Cap Rate 7%
$406,700
Cap Rate 9%
$316,322
Alternative Uses
Best Use
Multifamily LT 5
$406.7K
$355.9K – $474.5K
NOI $28,469 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$353.1K
$309.0K – $411.9K
NOI $24,716 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$707.6K
$619.2K – $825.5K
NOI $49,532 @ 7.0% cap · market cap 12.41%
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 well-maintained units feature split layouts, refreshed flooring, and a fenced outdoor area.
Where is this duplex located?
The property is located at 3049 Pine Valley New Braunfels, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Duplex built in 2001 with two 3‑bedroom, 2‑bath units; Each unit measures 1,387 square feet; combined property size is 2,774 square feet; Split‑floorplan layouts in both units
