Duplex with Two-Car
For Sale
$499,000
337 /339 Caleb, Cibolo, TX 78108
Two residences feature open layouts, stainless-steel appliances, granite finishes, and dedicated two-car garages.
Property Size2,928 SF
Price / SF$170.42
Days on Market45
Property Features for 337 /339 Caleb
General Information
Standard status
Active
Size
2,928 SF
Property subtype
Multi-Family
Units
Multifamily Units
2
Parking per Unit
2
Additional Details
Highway Access
Yes
Building Details
Year Built
2023
Listing Agency:
TRU Real Estate Group
(210) 339-2932
Listed By:
Joshua Gutierrez
Source:
Sarahildebrandaguilera
Added: Jul 17
Changed: Aug 30
Last Checked: Aug 25 at 5:25AM
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 2,928 square feet divided between two 1,464-square-foot residences. Both units offer open floorplans, fully equipped kitchens with stainless-steel appliance packages and refrigerators, plus granite countertops in the kitchens and restrooms. Laminate flooring extends through the main living areas, with carpet in the bedrooms. Each residence also includes a 2-car garage with an opener and 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 shopping center, which includes restaurants and retail. The address is 337/339 Caleb, Cibolo, TX 78108, with access to 35 for commuting.
The property is located in Cibolo within SCUC ISD, near Steele High School and minutes from the Forum shopping center, which includes restaurants and retail. The address is 337/339 Caleb, Cibolo, TX 78108, with access to 35 for commuting.
Key Highlights
- Two‑unit duplex totaling 2,928 square feet
- Each unit measures 1,464 square feet
- Built in 2023 with structural builder warranty included
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
$30,049
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
6.02%
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%
$600,980
$601.0K
Cap Rate 7%
$429,271
$429.3K
Cap Rate 9%
$333,878
$333.9K
Market Conditions
NOI Build-Up for 2,928 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
$47.4K $16.20/SF
− Vacancy
−$4.5K −$1.54/SF
EGI
$42.9K $14.66/SF
− OpEx
−$12.9K −$4.40/SF
NOI
$30.0K $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%
$600,980
Cap Rate 7%
$429,271
Cap Rate 9%
$333,878
Alternative Uses
Best Use
Multifamily LT 5
$429.3K
$375.6K – $500.8K
NOI $30,049 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$372.7K
$326.1K – $434.8K
NOI $26,088 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$768.0K
$672.0K – $896.0K
NOI $53,758 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
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 - Two residences feature open layouts, stainless-steel appliances, granite finishes, and dedicated two-car garages.
Where is this duplex located?
The property is located at 337 /339 Caleb 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: Two‑unit duplex totaling 2,928 square feet; Each unit measures 1,464 square feet; Built in 2023 with structural builder warranty included
