Duplex with Private
For Sale
$485,000
310 /312 Emma Drive, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size2,650 SF
Lot Size0.24 Acres
Price / SF$183.02
Days on Market48
Property Features for 310 /312 Emma Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Call District
Middle school
New Braunfel
Elementary school district
New Braunfels
Middle school district
New Braunfels
High school district
New Braunfels
Subdivision
2701
Standard status
Active
Size
2,650 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Annual Amount
6698
HOA Fee
$1,038 Annually
Utilities
Cooling system
Central Air
Amenities
fenced back yard
covered patios
Building Details
Year built
2019
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
(210) 493-3030
Listed By:
Suzanne Kuntz · License #0626353
(210) 861-2920
Added: Jul 27
Changed: Aug 19
Last Checked: Sep 12 at 1:06AM
MLS# 2003383
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.
Built in 2019, this 2,650-square-foot duplex provides two separately arranged residences, each with 3 bedrooms, 2 full baths, and a 2-car garage. Interior features include high ceilings, open-concept living areas, granite kitchen countertops, extensive cabinetry, and stained concrete flooring. Central Air serves the property.
Both residences include fenced back yards, covered patios, and primary suites with direct backyard access. A full sprinkler system supports the outdoor areas, while the corner-lot setting contributes additional separation between the homes. The property occupies 0.24 acres in New Braunfels, Texas.
Both residences include fenced back yards, covered patios, and primary suites with direct backyard access. A full sprinkler system supports the outdoor areas, while the corner-lot setting contributes additional separation between the homes. The property occupies 0.24 acres in New Braunfels, Texas.
Key Highlights
- Duplex totals 2,650 square feet on a 0.24‑acre corner lot
- Each side offers 3 bedrooms, 2 full baths, and a 2‑car garage
- Built in 2019 with Central Air
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
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
95
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences feature open layouts, private outdoor space, and durable finishes suited to comfortable daily living.
Where is this duplex located?
The property is located at 310 /312 Emma Drive 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: Duplex totals 2,650 square feet on a 0.24‑acre corner lot; Each side offers 3 bedrooms, 2 full baths, and a 2‑car garage; Built in 2019 with Central Air
