Updated Two-Unit
For Sale
$399,000
3049 Pine Valley, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size2,774 SF
Lot Size0.25 Acres
Price / SF$143.84
Days on Market76
Property Features for 3049 Pine Valley
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Morningside
Elementary school district
Comal
Middle school district
Comal
High school district
Comal
Subdivision
2705
Standard status
Active
Size
2,774 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
7177
Amenities
fenced in back yard
Building Details
Year built
2001
Listing Agency:
San Antonio Portfolio KW RE · Keller Williams Realty
(210) 698-9996
Listed By:
Cindy Bachicha
(210) 696-9996
Added: Jun 15
Changed: Aug 19
Last Checked: Aug 29 at 7:06PM
MLS# 1920170
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 duplex contains two residential units totaling 2,774 square feet, with each unit measuring 1,387 square feet. Both residences offer three bedrooms, two bathrooms, and split-bedroom layouts. The property was built in 2001 and includes vinyl wood flooring, a new AC unit, and a recent hot water heater. Fenced backyards serve the units.
Set on a 0.248-acre lot in New Braunfels, the property is positioned for access to both San Antonio and Austin. The combination of two similarly configured residences, updated mechanical features, and outdoor space provides a straightforward multifamily configuration.
Set on a 0.248-acre lot in New Braunfels, the property is positioned for access to both San Antonio and Austin. The combination of two similarly configured residences, updated mechanical features, and outdoor space provides a straightforward multifamily configuration.
Key Highlights
- Two‑unit duplex totaling 2,774 square feet
- Each unit offers 1,387 square feet with 3 bedrooms and 2 bathrooms
- Built in 2001 on a 0.248‑acre lot
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Each residence features three bedrooms, two baths, and a split floorplan with a fenced backyard.
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: Two‑unit duplex totaling 2,774 square feet; Each unit offers 1,387 square feet with 3 bedrooms and 2 bathrooms; Built in 2001 on a 0.248‑acre lot
