Updated Duplex with
For Sale
$369,000
306 Dietert Ln #103 & 104, Canyon Lake, TX 78133
Two-story units feature private bedroom baths and association-maintained exteriors.
Property Size2,552 SF
Price / SF$144.59
Days on Market22
Property Features for 306 Dietert Ln #103 & 104
General Information
Standard status
Active
Size
2,552 SF
Property subtype
Multi-Family
Building Details
Year Built
1984
Listing Agency:
Watters International Realty
(512) 646-0038
Listed By:
Christopher Watters · License #0567369
Source:
Thebranchinc
Added: Aug 8
Changed: Aug 28
Last Checked: Aug 29 at 11:50AM
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 Watters International Realty
Investment Insights
Based on property information with market context.
This 2,552-square-foot duplex, built in 1984, contains two two-story units with a combined five bedrooms and six baths. Each residence includes a private one-car garage and updated interiors. Unit 103 offers 1,384 square feet with three bedrooms and 3.5 baths, including a private bath for each bedroom. Unit 104 provides 1,168 square feet with two bedrooms, 2.5 baths, and private baths for both bedrooms. Both units are currently leased, with Unit 103 leased through 11/30/2026.
The HOA provides access to a pool and sports court while covering lawn care, water, trash, and exterior maintenance. The roof was replaced in 2022, adding to the property's maintained exterior profile. Unit 104 has been fully renovated, and both residences offer layouts designed for low-maintenance living.
The HOA provides access to a pool and sports court while covering lawn care, water, trash, and exterior maintenance. The roof was replaced in 2022, adding to the property's maintained exterior profile. Unit 104 has been fully renovated, and both residences offer layouts designed for low-maintenance living.
Key Highlights
- 2,552 SF duplex with two two‑story units
- Combined total of 5 bedrooms and 6 baths
- Each unit includes a 1‑car garage
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
$26,190
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
7.10%
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%
$523,800
$523.8K
Cap Rate 7%
$374,143
$374.1K
Cap Rate 9%
$291,000
$291.0K
Market Conditions
NOI Build-Up for 2,552 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
$41.3K $16.20/SF
− Vacancy
−$3.9K −$1.54/SF
EGI
$37.4K $14.66/SF
− OpEx
−$11.2K −$4.40/SF
NOI
$26.2K $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%
$523,800
Cap Rate 7%
$374,143
Cap Rate 9%
$291,000
Alternative Uses
Best Use
Multifamily LT 5
$374.1K
$327.4K – $436.5K
NOI $26,190 @ 7.0% cap · market cap 7.10%
Second Best
Apartment 5plus
$324.8K
$284.2K – $379.0K
NOI $22,738 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$651.0K
$569.6K – $759.5K
NOI $45,568 @ 7.0% cap · market cap 12.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Explore this area
Business Placement
Demographics for 78133, TX
20,787
Population
11,208
Households
1.9
Avg Household Size
52
Median Age
33%
College-Educated
94%
High-School Grad
75.5 sq mi
ZIP Area
275
Density / Sq Mi
$80,777
Median Household Income
$45,470
Median Earnings
$1,236
Median Rent
$300,100
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 - Two-story units feature private bedroom baths and association-maintained exteriors.
Where is this duplex located?
The property is located at 306 Dietert Ln #103 & 104 Canyon Lake, TX.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: 2,552 SF duplex with two two‑story units; Combined total of 5 bedrooms and 6 baths; Each unit includes a 1‑car garage
