Corner-Lot Duplex with
For Sale
$485,000
310 /312 Emma Dr, New Braunfels, TX 78130
Two residences offer open layouts, granite kitchens, covered patios, and low-maintenance stained concrete flooring.
Property Size2,650 SF
Price / SF$183.02
Days on Market21
Property Features for 310 /312 Emma Dr
General Information
Standard status
Active
Size
2,650 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Sprinkler System
Yes
Amenities
covered patios
Building Details
Year Built
2019
Buildings
1
Listing Agency:
Keller Williams Heritage
(210) 861-2920
Listed By:
Suzanne Kuntz · License #0626353
Source:
Theswinneygroup
Added: Aug 9
Changed: Aug 27
Last Checked: Aug 29 at 11:33AM
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 2019, this duplex contains two distinct residences, each with 3 bedrooms, 2 full baths, and a 2-car garage. Both sides are arranged around open-concept living areas with high ceilings, granite kitchen countertops, extensive cabinetry, and stained concrete flooring. The primary suite in each residence provides private access to the backyard, while covered patios extend the usable outdoor area. A full sprinkler system serves the property, which occupies a corner lot at 310 Emma Dr in New Braunfels, Texas. With 2,650 square feet overall, the configuration supports separate living spaces within one shared investment property.
Key Highlights
- 2,650‑square‑foot duplex built in 2019
- Each side includes 3 bedrooms, 2 full baths, and a 2‑car garage
- Open‑concept interiors with high ceilings and granite kitchen countertops
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
$27,196
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
5.61%
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%
$543,920
$543.9K
Cap Rate 7%
$388,514
$388.5K
Cap Rate 9%
$302,178
$302.2K
Market Conditions
NOI Build-Up for 2,650 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
$42.9K $16.20/SF
− Vacancy
−$4.1K −$1.54/SF
EGI
$38.9K $14.66/SF
− OpEx
−$11.7K −$4.40/SF
NOI
$27.2K $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%
$543,920
Cap Rate 7%
$388,514
Cap Rate 9%
$302,178
Alternative Uses
Best Use
Multifamily LT 5
$388.5K
$340.0K – $453.3K
NOI $27,196 @ 7.0% cap · market cap 5.61%
Second Best
Apartment 5plus
$337.3K
$295.2K – $393.5K
NOI $23,612 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$676.0K
$591.5K – $788.6K
NOI $47,318 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
118
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 - Two residences offer open layouts, granite kitchens, covered patios, and low-maintenance stained concrete flooring.
Where is this duplex located?
The property is located at 310 /312 Emma Dr New Braunfels, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: 2,650‑square‑foot duplex built in 2019; Each side includes 3 bedrooms, 2 full baths, and a 2‑car garage; Open‑concept interiors with high ceilings and granite kitchen countertops
