Duplex Near
For Sale
$429,999
923 Eikel St, New Braunfels, TX 78130
Two-unit residential property in the Comal Creek area, close to both older and newer downtown districts.
Property Size1,924 SF
Price / SF$223.49
Days on Market200
Property Features for 923 Eikel St
General Information
Standard status
Active
Size
1,924 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$5,600
Listing Agency:
Vortex Realty
(210) 289-1346
Listed By:
Michelle Barre
(210) 289-1346
Source:
Exprealty
Added: Feb 10
Changed: Aug 20
Last Checked: Aug 28 at 2:28PM
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 Vortex Realty
Investment Insights
Based on property information with market context.
This traditional duplex is situated on a large 1/4-acre lot in the Comal Creek area of New Braunfels. The property offers a two-unit residential configuration within an established neighborhood setting, with the land component identified as a significant part of the asset’s appeal.
Older downtown is approximately 2 blocks away, while newer downtown is approximately 4 blocks from the property. The surrounding setting combines nearby urban amenities with a quieter residential atmosphere. The area also reflects its railroad-community character, including the soft sound of a train bell and free-roaming chickens.
Older downtown is approximately 2 blocks away, while newer downtown is approximately 4 blocks from the property. The surrounding setting combines nearby urban amenities with a quieter residential atmosphere. The area also reflects its railroad-community character, including the soft sound of a train bell and free-roaming chickens.
Key Highlights
- Duplex configuration with two residential units
- Large 1/4‑acre lot in the Comal Creek area
- Approximately 2 blocks from older downtown
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
$19,745
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
4.59%
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%
$394,900
$394.9K
Cap Rate 7%
$282,071
$282.1K
Cap Rate 9%
$219,389
$219.4K
Market Conditions
NOI Build-Up for 1,924 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
$31.2K $16.20/SF
− Vacancy
−$3.0K −$1.54/SF
EGI
$28.2K $14.66/SF
− OpEx
−$8.5K −$4.40/SF
NOI
$19.7K $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%
$394,900
Cap Rate 7%
$282,071
Cap Rate 9%
$219,389
Alternative Uses
Best Use
Multifamily LT 5
$282.1K
$246.8K – $329.1K
NOI $19,745 @ 7.0% cap · market cap 4.59%
Second Best
Apartment 5plus
$244.9K
$214.3K – $285.7K
NOI $17,143 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$490.8K
$429.4K – $572.6K
NOI $34,355 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,729
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-unit residential property in the Comal Creek area, close to both older and newer downtown districts.
Where is this duplex located?
The property is located at 923 Eikel St New Braunfels, TX.
What is the asking price?
The asking price for this property is $429,999.
What are key features of this property?
This property features: Duplex configuration with two residential units; Large 1/4‑acre lot in the Comal Creek area; Approximately 2 blocks from older downtown
