Matching-Layout
For Sale
$449,000
706 Saengerhalle Rd, New Braunfels, TX 78130
Two rental residences feature consistent finishes, private yards, and covered outdoor living areas.
Property Size2,738 SF
Price / SF$163.99
Days on Market11
Property Features for 706 Saengerhalle Rd
General Information
Standard status
Active
Size
2,738 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
granite countertops
breakfast bar
pantry
recessed lighting
42-inch upper cabinets
vaulted ceilings
ceiling fans
walk-in closets
shower/tub combinations
indoor laundry rooms
garage-door openers
covered patio
fenced yard
Building Details
Year Built
2016
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Brian Jones (210) 490-8000 · License #0633759
Source:
Muzzypropertygroup
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 25 at 7:14AM
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 Home Team of America
Investment Insights
Based on property information with market context.
Built in 2016, this duplex contains two matching residences totaling 2,738 square feet. Each unit measures 1,369 sq ft and includes three bedrooms, two baths, an open living area, stained-concrete floors, and elevated ceilings. Kitchens are equipped with granite counters, breakfast bars, pantries, recessed lighting, 42-inch upper cabinets, refrigerators, dishwashers, built-in microwaves, and electric ranges. Interior amenities include walk-in closets, indoor laundry rooms, ceiling fans, shower/tub combinations, and garage-door openers.
Both units extend to a 10-by-20-foot covered patio with a ceiling fan, fenced yard, full sod, and sprinkler system. The front landscaping is xeriscaped and maintained by the POA. The property is located approximately 3.5 miles from Creekside shopping, restaurants, and entertainment, and approximately 5 miles from downtown New Braunfels and historic Gruene Hall. The address is 706 & 708 Saengerhalle Rd, New Braunfels, TX 78130.
Both units extend to a 10-by-20-foot covered patio with a ceiling fan, fenced yard, full sod, and sprinkler system. The front landscaping is xeriscaped and maintained by the POA. The property is located approximately 3.5 miles from Creekside shopping, restaurants, and entertainment, and approximately 5 miles from downtown New Braunfels and historic Gruene Hall. The address is 706 & 708 Saengerhalle Rd, New Braunfels, TX 78130.
Key Highlights
- Two‑unit duplex with matching 3‑bedroom, 2‑bath floor plans
- Each unit contains 1,369 sq ft; total property size is 2,738 sq ft
- Built in 2016 with stained‑concrete flooring and no carpet
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
$28,099
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
6.26%
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%
$561,980
$562.0K
Cap Rate 7%
$401,414
$401.4K
Cap Rate 9%
$312,211
$312.2K
Market Conditions
NOI Build-Up for 2,738 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
$44.4K $16.20/SF
− Vacancy
−$4.2K −$1.54/SF
EGI
$40.1K $14.66/SF
− OpEx
−$12.0K −$4.40/SF
NOI
$28.1K $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%
$561,980
Cap Rate 7%
$401,414
Cap Rate 9%
$312,211
Alternative Uses
Best Use
Multifamily LT 5
$401.4K
$351.2K – $468.3K
NOI $28,099 @ 7.0% cap · market cap 6.26%
Second Best
Apartment 5plus
$348.5K
$305.0K – $406.6K
NOI $24,396 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$698.4K
$611.1K – $814.8K
NOI $48,889 @ 7.0% cap · market cap 10.89%
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
86
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 rental residences feature consistent finishes, private yards, and covered outdoor living areas.
Where is this duplex located?
The property is located at 706 Saengerhalle Rd New Braunfels, TX.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two‑unit duplex with matching 3‑bedroom, 2‑bath floor plans; Each unit contains 1,369 sq ft; total property size is 2,738 sq ft; Built in 2016 with stained‑concrete flooring and no carpet
