Duplex with New
For Sale
$365,000
354-356 Bobolink, New Braunfels, TX 78130
Two separate residences offer tile flooring, fenced outdoor space, and an attached carport.
Property Size2,034 SF
Days on Market25
Property Features for 354-356 Bobolink
General Information
Standard status
Active
Size
2,034 SF
Property subtype
Multi Family Home
Taxes and HOA fees
Annual Taxes
$6,425
Building Details
Building Size
2,034 SF
Year Built
1985
Units
2
Listing Agency:
Keller Williams Heritage
(512) 995-5555
Listed By:
William Smith · License #0689273
(512) 995-5555
Source:
Southtexasrealtyservices
Added: Jul 30
Changed: Aug 11
Last Checked: Aug 23 at 12:03PM
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 Keller Williams Heritage
Investment Insights
Based on property information with market context.
Built in 1985, this duplex includes two distinct units, each with 2 bedrooms and 2 full bathrooms. Both residences feature tile flooring, comfortable living areas, and practical layouts. A new roof was installed approximately one month ago.
Outdoor features include a fenced backyard, attached carport, and storage shed suited for lawn equipment, tools, or personal belongings. The property sits on a quiet cul-de-sac and has no HOA. Shopping, dining, schools, and entertainment are located nearby in New Braunfels, providing convenient access to everyday services and activities.
Outdoor features include a fenced backyard, attached carport, and storage shed suited for lawn equipment, tools, or personal belongings. The property sits on a quiet cul-de-sac and has no HOA. Shopping, dining, schools, and entertainment are located nearby in New Braunfels, providing convenient access to everyday services and activities.
Key Highlights
- Two units, each with 2 bedrooms and 2 full bathrooms
- New roof installed approximately one month ago
- Fenced backyard with attached carport
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
$20,874
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
5.72%
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%
$417,480
$417.5K
Cap Rate 7%
$298,200
$298.2K
Cap Rate 9%
$231,933
$231.9K
Market Conditions
NOI Build-Up for 2,034 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
$33.0K $16.20/SF
− Vacancy
−$3.1K −$1.54/SF
EGI
$29.8K $14.66/SF
− OpEx
−$8.9K −$4.40/SF
NOI
$20.9K $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%
$417,480
Cap Rate 7%
$298,200
Cap Rate 9%
$231,933
Alternative Uses
Best Use
Multifamily LT 5
$298.2K
$260.9K – $347.9K
NOI $20,874 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$258.9K
$226.5K – $302.1K
NOI $18,123 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$518.8K
$454.0K – $605.3K
NOI $36,319 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
525
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?
Duplex - Two separate residences offer tile flooring, fenced outdoor space, and an attached carport.
Where is this duplex located?
The property is located at 354-356 Bobolink New Braunfels, TX.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 2 full bathrooms; New roof installed approximately one month ago; Fenced backyard with attached carport
