Contemporary Duplex with Covered
New
For Sale
$479,000
328 /330 Emma Dr, New Braunfels, TX 78130
Open-plan duplex with granite countertops, stainless steel appliances, and a covered patio.
Property Size2,560 SF
Price / SF$187.11
Days on Market2
Property Features for 328 /330 Emma Dr
General Information
Standard status
Active
Size
2,560 SF
Property subtype
Multi-Family
Amenities
covered patio
sod/sprinkler package
Building Details
Year Built
2025
Listing Agency:
TRU Real Estate Group
Listed By:
Joshua Gutierrez
(210) 339-2932
Source:
Theswinneygroup
Added: Sep 12
Last Checked: Sep 13 at 11:42AM
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 TRU Real Estate Group
Investment Insights
Based on property information with market context.
This 2025-built duplex at 328/330 Emma Dr in New Braunfels offers 2,560 square feet with a contemporary interior configuration. The kitchen includes recessed lighting, granite countertops, 42-inch cabinets, backsplash lighting, and stainless steel appliances. A covered patio extends the property’s usable living space, while the standard sod and sprinkler package adds finished exterior improvements.
The property is located in New Braunfels, Texas, and is configured as a duplex at a single address. Its combination of updated kitchen finishes, outdoor space, and recent construction provides a clear physical profile for residential income use.
The property is located in New Braunfels, Texas, and is configured as a duplex at a single address. Its combination of updated kitchen finishes, outdoor space, and recent construction provides a clear physical profile for residential income use.
Key Highlights
- 2025 construction
- 2,560 square feet
- Open kitchen with recessed lighting and granite 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
$26,273
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
5.48%
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%
$525,460
$525.5K
Cap Rate 7%
$375,329
$375.3K
Cap Rate 9%
$291,922
$291.9K
Market Conditions
NOI Build-Up for 2,560 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
$41.5K $16.20/SF
− Vacancy
−$3.9K −$1.54/SF
EGI
$37.5K $14.66/SF
− OpEx
−$11.3K −$4.40/SF
NOI
$26.3K $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%
$525,460
Cap Rate 7%
$375,329
Cap Rate 9%
$291,922
Alternative Uses
Best Use
Multifamily LT 5
$375.3K
$328.4K – $437.9K
NOI $26,273 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$325.9K
$285.1K – $380.2K
NOI $22,810 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$653.0K
$571.4K – $761.9K
NOI $45,711 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
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
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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 - Open-plan duplex with granite countertops, stainless steel appliances, and a covered patio.
Where is this duplex located?
The property is located at 328 /330 Emma Dr New Braunfels, TX.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: 2025 construction; 2,560 square feet; Open kitchen with recessed lighting and granite countertops
