New Braunfels Commercial Development
For Sale
$3,900,000
806 Via Principale TX, New Braunfels, TX 78132
8,640 SF building in high-growth New Braunfels area.
Property Size8,640 SF
Price / SF$451.39
Days on Market253
Property Features for 806 Via Principale TX
General Information
Standard status
Active
Size
8,640 SF
Property subtype
Office
Listing Agency:
Legacy Commercial Real Estate
(830) 214-3489
Listed By:
Cory Elrod
Source:
Legacycommercialre
Added: Nov 25, 2025
Changed: Jul 6
Last Checked: Aug 5 at 5:22AM
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 Legacy Commercial Real Estate
Investment Insights
Based on property information with market context.
Located at 806 Via Principale TX, New Braunfels, TX, 78132, this 8,640 SF building presents a development opportunity for investors or owner-operators. The property is suited for retail, modern office spaces, or neighborhood commercial development. The building features a facade and a versatile interior layout. Situated in the New Braunfels area, the location provides visibility and accessibility. Additional land is available for future development. The property is located in the Texas Hill Country, near high-end custom build neighborhoods and the 2,500-acre Veramendi Master Planned Community, which includes neighborhoods, schools, and a commercial sector. The location offers access to major highways and proximity to downtown areas.
Key Highlights
- Prime development opportunity in the highest demographic area of New Braunfels.
- 8,640 SF building suitable for retail, modern office spaces, or neighborhood commercial development.
- Additional land available for future development.
Financial Insights For Office B
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 | $190.8k | $22.08 |
| − Vacancy | −$33.8k | −$3.91 |
| EGI | $157.0k | $18.17 |
| − OpEx | −$39.3k | −$4.54 |
| NOI | $117.8k | $13.63 |
8,640 SF · lease $22.08/SF/yr · vacancy 17.70% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.68M
$1.47M – $1.96M
NOI $117,754 @ 7.0% cap · market cap 3.02%
Second Best
Retail
$1.65M
$1.45M – $1.93M
NOI $115,657 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$2.20M
$1.93M – $2.57M
NOI $154,274 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - 8,640 SF building in high-growth New Braunfels area.
Where is this office building located?
The property is located at 806 Via Principale TX New Braunfels, TX.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: Prime development opportunity in the highest demographic area of New Braunfels.; 8,640 SF building suitable for retail, modern office spaces, or neighborhood commercial development.; Additional land available for future development.
