Two-Unit Duplex with New
For Sale
$365,000
Pending
354-356 Bobolink Dr, New Braunfels, TX 78130
Each residence offers a two-bedroom, two-bath layout with tile flooring and separate living space.
Property Size1,017 SF
Days on Market35
Property Features for 354-356 Bobolink Dr
General Information
Standard status
Pending
Size
1,017 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
fenced backyard
storage shed
attached carport
Building Details
Year Built
1985
Buildings
1
Listing Agency:
Keller Williams Heritage
(512) 995-5555
Listed By:
Easton Smith (210) 493-3030 · License #0689273
Source:
Magnoliarealtywaco
Added: Jul 26
Changed: Aug 28
Last Checked: Aug 28 at 12:26PM
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.
This duplex contains two separate residences, each configured with 2 bedrooms and 2 full bathrooms. Both units feature tile flooring, living areas, and functional layouts. The property also includes an attached carport, a fenced backyard, and a storage shed for equipment or personal belongings. A new roof was installed approximately one month ago.
Located on a quiet cul-de-sac in New Braunfels, the property is near shopping, dining, schools, and entertainment. There is no HOA. The two-unit configuration supports an owner-occupant arrangement with one residence available for rent, or use as a multigenerational property, as described in the property information.
Located on a quiet cul-de-sac in New Braunfels, the property is near shopping, dining, schools, and entertainment. There is no HOA. The two-unit configuration supports an owner-occupant arrangement with one residence available for rent, or use as a multigenerational property, as described in the property information.
Key Highlights
- Two separate units, each with 2 bedrooms and 2 full bathrooms
- New roof installed approximately one month ago
- Tile flooring in both units
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
$10,437
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
2.86%
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%
$208,740
$208.7K
Cap Rate 7%
$149,100
$149.1K
Cap Rate 9%
$115,967
$116.0K
Market Conditions
NOI Build-Up for 1,017 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
$16.5K $16.20/SF
− Vacancy
−$1.6K −$1.54/SF
EGI
$14.9K $14.66/SF
− OpEx
−$4.5K −$4.40/SF
NOI
$10.4K $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%
$208,740
Cap Rate 7%
$149,100
Cap Rate 9%
$115,967
Alternative Uses
Best Use
Multifamily LT 5
$149.1K
$130.5K – $174.0K
NOI $10,437 @ 7.0% cap · market cap 2.86%
Second Best
Apartment 5plus
$129.4K
$113.3K – $151.0K
NOI $9,061 @ 7.0% cap · market cap 2.48%
Theoretical Best
Office A
$259.4K
$227.0K – $302.7K
NOI $18,159 @ 7.0% cap · market cap 4.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
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 - Each residence offers a two-bedroom, two-bath layout with tile flooring and separate living space.
Where is this duplex located?
The property is located at 354-356 Bobolink Dr 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 separate units, each with 2 bedrooms and 2 full bathrooms; New roof installed approximately one month ago; Tile flooring in both units
