Duplex with Two-Car
For Sale
$460,000
713 /717 Creekside Cir, New Braunfels, TX 78130
Two residential units feature private outdoor space, updated finishes, and convenient in-home laundry connections.
Property Size2,562 SF
Price / SF$179.55
Days on Market41
Property Features for 713 /717 Creekside Cir
General Information
Standard status
Active
Size
2,562 SF
Property subtype
Multi-Family
Building Details
Year Built
2014
Listing Agency:
Marshall Reddick Real Estate
(210) 620-3220
Listed By:
Victor Garcia
Source:
Theswinneygroup
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 25 at 5:44AM
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
Investment Insights
Based on property information with market context.
This 2014 duplex contains two residential units within a 2,562-square-foot property. Interior features include wood-look tile flooring, carpeted bedrooms, high ceilings, walk-in closets, and washer and dryer connections. Each kitchen is equipped with tiled countertops, a custom backsplash, island storage, a breakfast bar, pantry, built-in microwave, and dishwasher. Primary bathrooms include double vanities.
The property includes a two-car garage, automatic opener, and a large driveway. Outdoor improvements include a fenced backyard with patio space, an automatic sprinkler system, and a xeriscaped front yard. Additional practical features include screened areas for trash storage and faux wood blinds.
Unit 713 has a lease ending 08/10/2026 and is expected to be available afterward. Unit 717 is leased month to month. The property is assigned to CISD schools and is located in New Braunfels, with stated distances to JBSA Randolph, Joint Base San Antonio -Fort Sam Houston, Brooks City-Base, and Lackland AFB.
The property includes a two-car garage, automatic opener, and a large driveway. Outdoor improvements include a fenced backyard with patio space, an automatic sprinkler system, and a xeriscaped front yard. Additional practical features include screened areas for trash storage and faux wood blinds.
Unit 713 has a lease ending 08/10/2026 and is expected to be available afterward. Unit 717 is leased month to month. The property is assigned to CISD schools and is located in New Braunfels, with stated distances to JBSA Randolph, Joint Base San Antonio -Fort Sam Houston, Brooks City-Base, and Lackland AFB.
Key Highlights
- Two‑unit duplex with 2,562 square feet, built in 2014
- Unit 713 lease expires 08/10/2026; Unit 717 is on a month to month lease
- Two‑car garage, automatic opener, and large driveway
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
$26,293
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
5.72%
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%
$525,860
$525.9K
Cap Rate 7%
$375,614
$375.6K
Cap Rate 9%
$292,144
$292.1K
Market Conditions
NOI Build-Up for 2,562 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
$41.5K $16.20/SF
− Vacancy
−$3.9K −$1.54/SF
EGI
$37.6K $14.66/SF
− OpEx
−$11.3K −$4.40/SF
NOI
$26.3K $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%
$525,860
Cap Rate 7%
$375,614
Cap Rate 9%
$292,144
Alternative Uses
Best Use
Multifamily LT 5
$375.6K
$328.7K – $438.2K
NOI $26,293 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$326.1K
$285.3K – $380.5K
NOI $22,827 @ 7.0% cap · market cap 4.96%
Theoretical Best
Office A
$653.5K
$571.8K – $762.5K
NOI $45,747 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
118
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 residential units feature private outdoor space, updated finishes, and convenient in-home laundry connections.
Where is this duplex located?
The property is located at 713 /717 Creekside Cir New Braunfels, TX.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,562 square feet, built in 2014; Unit 713 lease expires 08/10/2026; Unit 717 is on a month to month lease; Two‑car garage, automatic opener, and large driveway
