Mixed-Use Property with Two
For Sale
$485,000
556 Gode, New Braunfels, TX 78130
Corner-lot property includes separate residential structures and optional office space nearby.
Property Size1,568 SF
Price / SF$309.31
Days on Market41
Property Features for 556 Gode
General Information
Standard status
Active
Size
1,568 SF
Building Details
Year Built
2013
Listing Agency:
House Hunters NB
(830) 312-8090
Listed By:
Mercy Boatright-Wood · License #0664316
Source:
Mlsluxurygroup
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 25 at 5:11AM
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 House Hunters NB
Investment Insights
Based on property information with market context.
This mixed-use property contains two separate homes on a corner lot, creating a flexible configuration for residential occupancy or personal living arrangements. The property measures 1,488 square feet and was built in 1925.
Additional office space located up the road may be included, providing a separate setting for business use or supplemental occupancy. The property is near major shopping centers and offers access to the interstate, connecting the site with surrounding services and regional travel routes.
Additional office space located up the road may be included, providing a separate setting for business use or supplemental occupancy. The property is near major shopping centers and offers access to the interstate, connecting the site with surrounding services and regional travel routes.
Key Highlights
- Two separate homes on a corner lot
- 1,488 square feet of property size
- Built in 1925
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
$21,370
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
4.41%
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%
$427,400
$427.4K
Cap Rate 7%
$305,286
$305.3K
Cap Rate 9%
$237,444
$237.4K
Market Conditions
NOI Build-Up for 1,568 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
$34.6K $22.08/SF
− Vacancy
−$6.1K −$3.91/SF
EGI
$28.5K $18.17/SF
− OpEx
−$7.1K −$4.54/SF
NOI
$21.4K $13.63/SF
Area
Comal County, TX
Vacancy
17.70%
Lease Rate
$22.08 /SF/Yr
Expense Ratio
25.00%
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%
$427,400
Cap Rate 7%
$305,286
Cap Rate 9%
$237,444
Alternative Uses
Best Use
Office B
$305.3K
$267.1K – $356.2K
NOI $21,370 @ 7.0% cap · market cap 4.41%
Second Best
Mixed Use
$295.7K
$258.7K – $345.0K
NOI $20,698 @ 7.0% cap · market cap 4.27%
Theoretical Best
Office A
$400.0K
$350.0K – $466.6K
NOI $27,998 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
540
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner-lot property includes separate residential structures and optional office space nearby.
Where is this mixed-use property located?
The property is located at 556 Gode New Braunfels, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Two separate homes on a corner lot; 1,488 square feet of property size; Built in 1925
