Four-Unit Apartment
For Sale
$775,000
3126 Douglas Fir, New Braunfels, TX 78130
Multi-Family (2-8 Units), New Braunfels, TX
Property Size6,028 SF
Lot Size0.35 Acres
Price / SF$128.57
Days on Market93
Property Features for 3126 Douglas Fir
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
Call District
Middle school
Call District
High school
Call District
Elementary school district
Comal
Middle school district
Comal
High school district
Comal
Subdivision
2705
Standard status
Active
Size
6,028 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Annual Amount
0
Building Details
Year built
2006
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
(210) 493-3030
Listed By:
Frank Bailey
(210) 493-3030
Added: May 28
Changed: Aug 19
Last Checked: Aug 28 at 7:06PM
MLS# 1970360
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 fourplex contains four residential units, each arranged with three bedrooms and two bathrooms. Private outdoor space is included with every unit, providing an additional feature within each floor plan. The property was built in 2006 and includes 6,028 square feet on a 0.353-acre site.
Located at 3126 Douglas Fir in New Braunfels, the property is minutes from I-35, with access to Randolph Air Force Base and Fort Sam Houston. Shopping, dining, and the broader New Braunfels area are also nearby. Its four-unit configuration and consistent three-bedroom, two-bath layout establish a straightforward multifamily format for a buyer seeking residential income property.
Located at 3126 Douglas Fir in New Braunfels, the property is minutes from I-35, with access to Randolph Air Force Base and Fort Sam Houston. Shopping, dining, and the broader New Braunfels area are also nearby. Its four-unit configuration and consistent three-bedroom, two-bath layout establish a straightforward multifamily format for a buyer seeking residential income property.
Key Highlights
- Four‑unit multifamily property with four 3‑bedroom / 2‑bath residences
- 6,028 square feet on a 0.353‑acre site
- Each unit includes private outdoor space
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
$61,864
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
7.98%
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%
$1,237,280
$1.2M
Cap Rate 7%
$883,771
$883.8K
Cap Rate 9%
$687,378
$687.4K
Market Conditions
NOI Build-Up for 6,028 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
$97.7K $16.20/SF
− Vacancy
−$9.3K −$1.54/SF
EGI
$88.4K $14.66/SF
− OpEx
−$26.5K −$4.40/SF
NOI
$61.9K $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%
$1,237,280
Cap Rate 7%
$883,771
Cap Rate 9%
$687,378
Alternative Uses
Best Use
Multifamily LT 5
$883.8K
$773.3K – $1.03M
NOI $61,864 @ 7.0% cap · market cap 7.98%
Second Best
Apartment 5plus
$767.3K
$671.4K – $895.2K
NOI $53,709 @ 7.0% cap · market cap 6.93%
Theoretical Best
Office A
$1.54M
$1.35M – $1.79M
NOI $107,635 @ 7.0% cap · market cap 13.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
219
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?
Quadplex - Four residences feature three-bedroom, two-bath layouts with private outdoor areas.
Where is this quadplex located?
The property is located at 3126 Douglas Fir New Braunfels, TX.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Four‑unit multifamily property with four 3‑bedroom / 2‑bath residences; 6,028 square feet on a 0.353‑acre site; Each unit includes private outdoor space
