Duplex with Covered
For Sale
$464,900
746-748 Saengerhalle Road, New Braunfels, TX 78130
Both units feature open living areas, granite kitchens, separate laundry rooms, and fenced backyards.
Property Size2,738 SF
Price / SF$169.80
Days on Market232
Property Features for 746-748 Saengerhalle Road
General Information
Standard status
Active
Size
2,738 SF
Property subtype
Multi-Family / One Story
Occupancy
100%
Net Operating Income
$20,572
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,026
Amenities
open concept living + dining area
granite countertops
breakfast bar
large modern kitchen
separate laundry room
master suite retreat with coffered ceilings
covered patio
fenced backyard
Stained Concrete
Composition
Slab
Pre-Owned
Conventional
Covered Patio, Double Pane Windows
Building Details
Year Built
2016
Tenancy
Multi
Listing Agency:
Limestone Country Properties -
(830) 253-0018
Listed By:
Marie Gabriel
Source:
Compass
Added: Jan 13
Changed: Aug 31
Last Checked: Aug 30 at 9:51AM
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 Limestone Country Properties -
Investment Insights
Based on property information with market context.
Built in 2016, this 2,738-square-foot duplex includes two well-appointed residences, each with three bedrooms and two full bathrooms. Interior details include stained concrete flooring, open-concept living and dining areas, granite kitchen counters, breakfast bars, separate laundry rooms, and coffered ceilings in the primary suites. Each unit also has a private rear entry leading to a covered patio and fenced backyard.
The property is located at 746-748 Saengerhalle Road in New Braunfels, Texas. Both units are currently leased and tenant occupied, providing an existing income-producing setup for an owner seeking a duplex with established occupancy.
The property is located at 746-748 Saengerhalle Road in New Braunfels, Texas. Both units are currently leased and tenant occupied, providing an existing income-producing setup for an owner seeking a duplex with established occupancy.
Key Highlights
- 2,738‑square‑foot duplex constructed in 2016
- Two units, each with 3 bedrooms and 2 full baths
- Both residences are leased and tenant occupied
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
6.04%
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 6.04%
Second Best
Apartment 5plus
$348.5K
$305.0K – $406.6K
NOI $24,396 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$698.4K
$611.1K – $814.8K
NOI $48,889 @ 7.0% cap · market cap 10.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
47
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 - Both units feature open living areas, granite kitchens, separate laundry rooms, and fenced backyards.
Where is this duplex located?
The property is located at 746-748 Saengerhalle Road New Braunfels, TX.
What is the asking price?
The asking price for this property is $464,900.
What are key features of this property?
This property features: 2,738‑square‑foot duplex constructed in 2016; Two units, each with 3 bedrooms and 2 full baths; Both residences are leased and tenant occupied
