Duplex with Private
For Sale
$589,999
388 E Faust, New Braunfels, TX 78130
Two well-maintained residences offer open layouts, private outdoor space, and appliances included with the sale.
Property Size2,160 SF
Price / SF$273.15
Days on Market53
Property Features for 388 E Faust
General Information
Standard status
Active
Size
2,160 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Amenities
private fenced backyards
covered patios
Building Details
Year Built
2011
Listing Agency:
Keller Williams Heritage
(830) 832-4512
Listed By:
Shaunna Hanover · License #0735608
Source:
Thebranchinc
Added: Jul 11
Changed: Aug 29
Last Checked: Aug 31 at 7:02PM
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 2,160-square-foot duplex, built in 2011, contains two residences with a matching three-bedroom, two-bath configuration. Each unit offers vaulted ceilings, stained concrete flooring, and an open arrangement connecting the primary living areas. Appliances convey with the property, while covered patios, enclosed rear yards, and separate one-car garages add practical household space and storage.
The property is located at 388 E Faust in New Braunfels, near the Faust Street Bridge and Guadalupe River. Downtown New Braunfels, dining, retail, entertainment, river recreation, and major commuter routes are all described as minutes away. The layout supports separate residential occupancy within one income-producing property and includes features commonly associated with single-family living.
The property is located at 388 E Faust in New Braunfels, near the Faust Street Bridge and Guadalupe River. Downtown New Braunfels, dining, retail, entertainment, river recreation, and major commuter routes are all described as minutes away. The layout supports separate residential occupancy within one income-producing property and includes features commonly associated with single-family living.
Key Highlights
- 2,160‑square‑foot duplex built in 2011
- Each unit has 3 bedrooms, 2 full bathrooms, and approximately 1,080 square feet
- Vaulted ceilings, stained concrete floors, and open‑concept interiors
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
$22,167
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
3.76%
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%
$443,340
$443.3K
Cap Rate 7%
$316,671
$316.7K
Cap Rate 9%
$246,300
$246.3K
Market Conditions
NOI Build-Up for 2,160 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
$35.0K $16.20/SF
− Vacancy
−$3.3K −$1.54/SF
EGI
$31.7K $14.66/SF
− OpEx
−$9.5K −$4.40/SF
NOI
$22.2K $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%
$443,340
Cap Rate 7%
$316,671
Cap Rate 9%
$246,300
Alternative Uses
Best Use
Multifamily LT 5
$316.7K
$277.1K – $369.5K
NOI $22,167 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$274.9K
$240.6K – $320.8K
NOI $19,246 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$551.0K
$482.1K – $642.8K
NOI $38,569 @ 7.0% cap · market cap 6.54%
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
1,574
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 well-maintained residences offer open layouts, private outdoor space, and appliances included with the sale.
Where is this duplex located?
The property is located at 388 E Faust New Braunfels, TX.
What is the asking price?
The asking price for this property is $589,999.
What are key features of this property?
This property features: 2,160‑square‑foot duplex built in 2011; Each unit has 3 bedrooms, 2 full bathrooms, and approximately 1,080 square feet; Vaulted ceilings, stained concrete floors, and open‑concept interiors
