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    8081 Old Bastrop Rd New Braunfels, TX 78130

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    For Lease
    $14 SF/Yr

    Office warehouse space available for lease in New Braunfels.

    Type:Industrial
    Property size:
    100,000 SF
    Added:
    Nov 25, 2025
    Days on Market:
    129
    Last Refresh:
    Apr 1 at 10:05 pm

    Property Features for 8081 Old Bastrop Rd

    General Information

    Standard status
    Active
    Size
    100,000 SF
    Property subtype
    Industrial

    Building Details

    Year Built
    2025

    Spaces For Lease

    at 8081 Old Bastrop Rd Contact us

    We can help!

    Listing Contact
    Zac Barfield

    Listing agent Zac Barfield License #TX #668872

    Listing office

    Listing date Nov 25, 2025

    Source Legacycommercialre

    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 Zac Barfield

    Overview

    Office Warehouse Space For Lease

    Office warehouse space is available for lease, with options ranging from 1,250 to 100,000 square feet. Two 9,000 square foot buildings are divisible in 1,500 square foot increments, and one 10,200 square foot building is divisible in 1,250 square foot increments. Construction is scheduled for completion in October 2025. Build-to-suit options, additional improvements, and outdoor storage are negotiable. Each unit includes climate-controlled office and restroom facilities, with electric, water, and internet services provided. The base rent will increase by 3% annually, and NNN expenses are subject to change over time. Situated between New Braunfels and San Marcos, and within the Austin-San Antonio corridor, the property is located in Comal County, outside city limits but within the San Marcos ETJ. The location north of New Braunfels is suitable for industrial and flex space tenants. The property provides access to major transportation routes and nearby amenities. The surrounding area is experiencing population growth and development, with single-family neighborhoods and commercial businesses nearby. Gruene, the Comal River, and downtown New Braunfels are a short drive away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Real Estate Agency Big Box & Wholesale Store Building Supply Auto Repair Shop Hotel & Motel Gym & Fitness Center Auto Parts Store Garden Center Discount Store Storage Facility

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

    Similar Places Nearby

    • SiteBox Storage — 8159 Old Bastrop Rd, New Braunfels, TX 78130
    • D and R Self Storage Inc. — 8210 I 35 N Frontage Rd, New Braunfels, TX 78130
    • United Rentals - Storage Containers and Mobile Offices — 7400 I 35 N Frontage Rd, New Braunfels, TX 78130

    Location Insight

    • Map
    • Local Demand
    City
    New Braunfels
    County
    Comal
    State
    Texas
    Longitude
    -98.0281
    Latitude
    29.7822

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    FAQs

    What type of property is this?
    Warehouse - Office warehouse space available for lease in New Braunfels.
    Where is this warehouse located?
    The property is located at 8081 Old Bastrop Rd New Braunfels, TX.
    What is the lease rate?
    The lease rate is $14 SF/Yr.
    What are key features of this property?
    This property features: Flexible Space Options: Available for lease between 1,250‑100,000 sqft, divisible in 1,500sqft and 1,250 sqft increments.; Strategic Location: Situated between New Braunfels and San Marcos, and in the Austin - San Antonio corridor.; New Construction: Completed construction scheduled for October 2025 move‑in.
    (830) 310-4262
    We can help!
    Listing Contact
    Zac Barfield
    Real Estate License ID: TX #668872
    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.

    More about this property
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