Duplex With New
For Sale
$398,000
309-311 Briarwood Drive, New Braunfels, TX 78130
Two separate residences offer varied layouts, covered parking, and a generously sized backyard without HOA restrictions.
Property Size1,986 SF
Price / SF$200.40
Days on Market162
Property Features for 309-311 Briarwood Drive
General Information
Standard status
Active
Size
1,986 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$25,035
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,274
Amenities
Carpeting, Ceramic Tile
Composition
Slab
Pre-Owned
Conventional, FHA, VA, Cash
Patio Slab, Covered Patio, Mature Trees, Cable TV Available
Building Details
Year Built
1978
Listing Agency:
Keller Williams Heritage
(512) 995-5555
Listed By:
William Smith · License #0689273
(512) 995-5555
Source:
Compass
Added: Mar 24
Changed: Aug 31
Last Checked: Aug 29 at 8:11PM
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 Keller Williams Heritage
Investment Insights
Based on property information with market context.
Built in 1978, this duplex contains 1,986 square feet across two separate residences. One unit offers 2 bedrooms and 1 bath with new carpeting, while the other provides 3 bedrooms and 2 baths in a larger layout. Interior finishes include carpeting and ceramic tile. Exterior features include a composition roof, slab construction, a carport, covered patio, patio slab, and mature trees. The property also has a generously sized backyard and no HOA.
Located at 309-311 Briarwood Drive in New Braunfels, the duplex is near the Comal and Guadalupe rivers, downtown, restaurants, and shopping. Its practical unit mix and covered parking support a range of residential occupancy arrangements.
Located at 309-311 Briarwood Drive in New Braunfels, the duplex is near the Comal and Guadalupe rivers, downtown, restaurants, and shopping. Its practical unit mix and covered parking support a range of residential occupancy arrangements.
Key Highlights
- Duplex with 1,986 square feet built in 1978
- Two separate units: 2‑bedroom/1‑bath and 3‑bedroom/2‑bath layouts
- Brand‑new roof already installed
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
$20,382
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
5.12%
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%
$407,640
$407.6K
Cap Rate 7%
$291,171
$291.2K
Cap Rate 9%
$226,467
$226.5K
Market Conditions
NOI Build-Up for 1,986 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
$32.2K $16.20/SF
− Vacancy
−$3.1K −$1.54/SF
EGI
$29.1K $14.66/SF
− OpEx
−$8.7K −$4.40/SF
NOI
$20.4K $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%
$407,640
Cap Rate 7%
$291,171
Cap Rate 9%
$226,467
Alternative Uses
Best Use
Multifamily LT 5
$291.2K
$254.8K – $339.7K
NOI $20,382 @ 7.0% cap · market cap 5.12%
Second Best
Apartment 5plus
$252.8K
$221.2K – $294.9K
NOI $17,695 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$506.6K
$443.3K – $591.0K
NOI $35,462 @ 7.0% cap · market cap 8.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
223
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 separate residences offer varied layouts, covered parking, and a generously sized backyard without HOA restrictions.
Where is this duplex located?
The property is located at 309-311 Briarwood Drive New Braunfels, TX.
What is the asking price?
The asking price for this property is $398,000.
What are key features of this property?
This property features: Duplex with 1,986 square feet built in 1978; Two separate units: 2‑bedroom/1‑bath and 3‑bedroom/2‑bath layouts; Brand‑new roof already installed
