New Braunfels Corner Lot
For Sale
Contact for pricing
211 N Business 35, New Braunfels, TX 78130
Established business on a prime corner lot with high traffic.
Property Size3,056 SF
Price / SF$409.03
Days on Market1373
Property Features for 211 N Business 35
General Information
Standard status
Active
Size
3,056 SF
Class
C
Property subtype
Industrial, Retail
Zoning
c-3
Investment Type
Owner/User
Net Operating Income
$352,294
Building Details
Year Built
1974
Stories
1
Tenancy
Single
Listing Agency:
Collab-RT Realty LLC
(830) 481-2233
Listed By:
Ryan Parker · License #TX 9011168
Source:
Crexi
Added: Nov 19, 2022
Changed: Aug 10
Last Checked: Aug 22 at 6:16PM
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 Collab-RT Realty LLC
Investment Insights
Based on property information with market context.
Located on a prime corner lot in New Braunfels, this property benefits from high traffic, with over 45,000 cars passing by daily. The property has housed an established business since 1974. The 3,000-square-foot building features three full bays, making it suitable for automotive use or adaptable for a restaurant, bar, dealership, retail space, office, or medical facility. The location offers access from Business 35 and Seguin Street via a side street. The seller may consider owner financing with suitable terms. If the intended use is automotive, the existing business will be conveyed. In 2021, the automotive business generated an income of $377,464, with $25,170 in taxes, operating expenses, and maintenance. According to the owner-operator, they have been referring out at least three times the current business volume due to limited technician staff. Currently, the owner and one technician work in the shop, as aggressive hiring has been deferred due to pending retirement. This presents an opportunity to acquire the business, expand staff and services, and potentially triple the income. The property size is 3,056 square feet.
Key Highlights
- High‑traffic corner lot with 45k+ daily car count.
- Established business location since 1974 with versatile 3,000 sqft building.
- Potential for various business types: automotive, restaurant, retail, office, etc.
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
$40,908
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
3.27%
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%
$818,160
$818.2K
Cap Rate 7%
$584,400
$584.4K
Cap Rate 9%
$454,533
$454.5K
Market Conditions
NOI Build-Up for 3,056 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
$60.9K $19.92/SF
− Vacancy
−$2.4K −$0.80/SF
EGI
$58.4K $19.12/SF
− OpEx
−$17.5K −$5.74/SF
NOI
$40.9K $13.39/SF
Area
Comal County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$818,160
Cap Rate 7%
$584,400
Cap Rate 9%
$454,533
Alternative Uses
Best Use
Retail
$584.4K
$511.4K – $681.8K
NOI $40,908 @ 7.0% cap · market cap 3.27%
Second Best
Industrial
$261.3K
$228.6K – $304.8K
NOI $18,290 @ 7.0% cap · market cap 1.46%
Theoretical Best
Office A
$779.5K
$682.1K – $909.5K
NOI $54,567 @ 7.0% cap · market cap 4.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
118
Businesses Nearby
Well-served
Demand for This Use
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Auto shop - Established business on a prime corner lot with high traffic.
Where is this auto shop located?
The property is located at 211 N Business 35 New Braunfels, TX.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: High‑traffic corner lot with 45k+ daily car count.; Established business location since 1974 with versatile 3,000 sqft building.; Potential for various business types: automotive, restaurant, retail, office, etc.
