Duplex with Two-Car
For Sale
$499,000
331 /333 Caleb Ct, Cibolo, TX 78108
Each residence offers an open layout, stainless-steel appliances, granite finishes, and a garage with an automatic opener.
Property Size2,732 SF
Price / SF$182.65
Days on Market36
Property Features for 331 /333 Caleb Ct
General Information
Standard status
Active
Size
2,732 SF
Property subtype
Multi-Family
Building Details
Year Built
2023
Listing Agency:
TRU Real Estate Group
(210) 339-2932
Listed By:
Joshua Gutierrez
Source:
Shebaramos
Added: Jul 26
Changed: Aug 30
Last Checked: Aug 30 at 2:18AM
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.
Built in 2023, this duplex contains 2,732 square feet, with 1,366 square feet in each residence. Both units feature open floor plans, fully equipped kitchens with stainless-steel appliances and refrigerators, granite countertops in the kitchens and restrooms, laminate flooring in the main living areas, and carpeted bedrooms. Each residence also includes a two-car garage with an opener, plus a backyard sprinkler system. A structural builder warranty is included.
The property is located in Cibolo within SCUC ISD, near Steele High School and minutes from The Forum’s restaurants and shopping. Convenient access to I-35 supports travel throughout the area.
The property is located in Cibolo within SCUC ISD, near Steele High School and minutes from The Forum’s restaurants and shopping. Convenient access to I-35 supports travel throughout the area.
Key Highlights
- Duplex totals 2,732 square feet, with 1,366 square feet per unit
- Built in 2023 with a structural builder warranty included
- Each unit has a two‑car garage with opener
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
$28,038
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
5.62%
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%
$560,760
$560.8K
Cap Rate 7%
$400,543
$400.5K
Cap Rate 9%
$311,533
$311.5K
Market Conditions
NOI Build-Up for 2,732 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
$44.3K $16.20/SF
− Vacancy
−$4.2K −$1.54/SF
EGI
$40.1K $14.66/SF
− OpEx
−$12.0K −$4.40/SF
NOI
$28.0K $10.26/SF
Area
Guadalupe 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%
$560,760
Cap Rate 7%
$400,543
Cap Rate 9%
$311,533
Alternative Uses
Best Use
Multifamily LT 5
$400.5K
$350.5K – $467.3K
NOI $28,038 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$347.7K
$304.3K – $405.7K
NOI $24,342 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$716.6K
$627.0K – $836.0K
NOI $50,160 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
243
Businesses Nearby
Explore this area
Business Placement
Demographics for 78108, TX
44,079
Population
16,215
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
93%
High-School Grad
28.2 sq mi
ZIP Area
1,563
Density / Sq Mi
$117,304
Median Household Income
$55,465
Median Earnings
$2,052
Median Rent
$307,300
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 - Each residence offers an open layout, stainless-steel appliances, granite finishes, and a garage with an automatic opener.
Where is this duplex located?
The property is located at 331 /333 Caleb Ct Cibolo, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Duplex totals 2,732 square feet, with 1,366 square feet per unit; Built in 2023 with a structural builder warranty included; Each unit has a two‑car garage with opener
