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    Luxury Duplex in New Braunfels Title is generated by Realmo AI

    713-717 Creekside Circle, New Braunfels, TX 78130

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    For Sale
    $465,000

    Luxury duplex with amenities, perfect for house hacking.

    Type:Multi-Family / One Story
    Property size:
    2,562 SF
    Price / SF:
    $181/SF
    Added:
    Oct 13, 2025
    Days on Market:
    234
    Last Refresh:
    Mar 13 at 3:32 pm

    Property Features for 713-717 Creekside Circle

    General Information

    Standard status
    Active
    Size
    2,562 SF
    Property subtype
    Multi-Family / One Story

    Building Details

    Year Built
    2014

    We can help!

    Listing Contact
    Victor Garcia

    Listing agent Victor Garcia

    Listing office Marshall Reddick Real Estate

    Listing date Oct 13, 2025

    Source Compass

    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 Marshall Reddick Real Estate

    HighLights

    • Income‑generating potential: Perfect for "house hacking" by renting out one or both units.
    • Desirable Amenities: Enjoy a private fenced backyard with patio, automatic sprinkler system, and xeriscaped front yard.
    • Modern Interior: Features woodgrain style tile flooring, kitchen island with storage, and high ceilings.
    • Convenient Features: Equipped with automatic garage door opener, interior washer & dryer connections, and spacious walk‑in closets.
    • Functional Kitchen: Boasts tiled countertops with custom backsplash, breakfast bar, built‑in microwave, and dishwasher.
    • Proximity to Military Bases: Relatively close to JBSA Randolph, Joint Base San Antonio - Fort Sam Houston, Brooks City‑Base, and Lackland AFB.

    Overview

    This luxury duplex home is located in New Braunfels, TX, and offers an opportunity for "House Hack." The property features two units. Unit 713's lease expires in July 2026, while unit 717 is on a month-to-month lease. The duplex includes a fenced, private backyard with a patio, an automatic sprinkler system, and a xeriscaped front yard. Additional features include "wings" to hide trash cans, an automatic garage door opener, woodgrain-style tile flooring, and carpet in all bedrooms. The units are equipped with 2" faux wood blinds, tiled kitchen countertops with a custom backsplash, a kitchen island with storage and counter space, a breakfast bar, and high ceilings. Each unit also has spacious walk-in closets and interior washer & dryer connections. Additional amenities include a 2-car garage, pantry, built-in microwave, dishwasher, and double vanities in the master bath. The property also has a large driveway. The property is located near several military bases: 21.33 miles from JBSA Randolph, 32.82 miles from Joint Base San Antonio - Fort Sam Houston, 39.28 miles from Brooks City-Base, and 46.60 miles from Lackland AFB. The property size is 2562 square feet.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $41.5k $16.20
    − Vacancy −$3.9k −$1.54
    EGI $37.6k $14.66
    − OpEx −$11.3k −$4.40
    NOI $26.3k $10.26
    2,562 SF · lease $16.20/SF/yr · vacancy 9.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $375.6K
    $328.7K – $438.2K (±1% cap)
    NOI $26,293 @ 7.0% cap · market cap 5.65%
    Second Best
    Apartment 5plus
    $326.1K
    $285.3K – $380.5K (±1% cap)
    NOI $22,827 @ 7.0% cap · market cap 4.91%
    Theoretical Best
    Office A
    $653.5K
    $571.8K – $762.5K (±1% cap)
    NOI $45,747 @ 7.0% cap · market cap 9.84%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Law Firm Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    New Braunfels
    County
    Comal
    State
    Texas
    Longitude
    -98.0725
    Latitude
    29.6944

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    FAQs

    What type of property is this?
    Duplex - Luxury duplex with amenities, perfect for house hacking.
    Where is this duplex located?
    The property is located at 713-717 Creekside Circle New Braunfels, TX.
    What is the asking price?
    The asking price for this property is $465,000.
    What are key features of this property?
    This property features: Income‑generating potential: Perfect for "house hacking" by renting out one or both units.; Desirable Amenities: Enjoy a private fenced backyard with patio, automatic sprinkler system, and xeriscaped front yard.; Modern Interior: Features woodgrain style tile flooring, kitchen island with storage, and high ceilings.
    (210) 620-3220
    We can help!
    Listing Contact
    Victor Garcia
    Learn More
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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.

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