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    5441 Fm 1102 New Braunfels, TX 78132

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    For Lease
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    Expansive outdoor space in a rapidly growing New Braunfels corridor.

    Property Features for 5441 Fm 1102

    General Information

    Standard status
    Active

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    Listing Contact
    Sarah Loredo
    Source: Crexi

    Listing Agency: P31 Venture Listing Agent: Sarah Loredo

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    New Braunfels Outdoor Commercial Space

    This 3,164 sq. ft. courtyard and outdoor space is available for lease at 5441 FM 1102 in New Braunfels. The location offers an "indoor-outdoor" synergy suitable for businesses seeking to provide a premium experience. Positioned on FM 1102, the property benefits from high visibility and easy access to major thoroughfares, serving the growing residential and commercial areas of New Braunfels and Gruene. The open-air design allows for various configurations, making it suitable for a beer garden, upscale plant nursery, outdoor showroom, or fitness/wellness studio. This space is designed to drive foot traffic and enhance customer dwell time. Potential uses include a vibrant outdoor patio or "garden-style" food truck destination, an open-air gallery or high-end equipment/plant display area, and a private event venue for corporate mixers, live music, or pop-up markets. Located in the 78130 ZIP code, the site benefits from high traffic and a demographic that values local, accessible, and high-quality commercial hubs.
    Location Intelligence

    Current Use by Public Records

    Hunter Road Stagecoach ... Construction Company Gruene Cabin at Hunter ... Homestay Hill Country Tap Bar & Pub The Artisan Haus Home Decor Store

    Suggested Use

    Restaurant Law Firm Building Supply Gym & Fitness Center Hotel & Motel Auto Parts Store Department Store Kitchen & Bath Showroom Storage Facility Bar & Pub

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Braunfels
    County
    Comal
    State
    Texas
    Longitude
    -98.063782
    Latitude
    29.777614

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    FAQs

    What type of property is this?
    Retail space - Expansive outdoor space in a rapidly growing New Braunfels corridor.
    Where is this retail space located?
    The property is located at 5441 Fm 1102 New Braunfels, TX.
    What are key features of this property?
    This property features: - Expansive 3,164 sq. ft. outdoor/courtyard space.; - Strategic location on FM 1102 in rapidly growing New Braunfels.; - Flexible open-air design suitable for various business types.
    Request Owner's contact information
    5441 Fm 1102 New Braunfels, TX 78132
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    5441 Fm 1102 New Braunfels, TX 78132
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    Listing Contact
    Sarah Loredo
    Real Estate License ID: 759775
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