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    1239 Barbarosa Rd New Braunfels, TX 78130
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    Property profile & analytics

    1239 Barbarosa Rd New Braunfels, TX 78130

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    • Commercial real estate
    • 8.54 lot acres
    Off-Market
    Property ID
    US82-2678026
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 1239 Barbarosa Rd

    Lot size
    8.54 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 8.54-acre parcel in New Braunfels, Texas, presents a compelling development opportunity. Located at 1239 Barbarosa Rd, 78130, in Comal County, this property is zoned M2 AH, offering diverse development possibilities including adult homes, daycares, plant nurseries, tiny home villages, multi-family dwellings, and condominiums (a full list is available in the property documents). The land is situated near major employment centers, entertainment venues, and schools, capitalizing on New Braunfels's rapid growth—currently the second fastest-growing city under 100,000 in the US. This strategic location benefits from the proximity to Lennar Homes' Grace Meadows (a 319-lot subdivision), the proposed Villas at Creekside Townhomes (198 units), and Bainbridge at Creekside (291 units), all indicating significant residential expansion in the immediate area. The asking price is $1,395,009. This property can be purchased with the adjacent 1255 Saur property (6.798 acres) for a combined total of approximately 15.338 acres. This presents a unique chance to acquire a substantial land holding in a thriving Texas market.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    New Braunfels
    County
    Comal
    State
    Texas
    Longitude
    -98.057397
    Latitude
    29.7089436

    Comparable in this City

    • Contact for pricing
      1,903 SF

      New Braunfels Two-Story Homes

      Approved for short-term rental near Creekside commercial area.
      421 Constance Dr, New Braunfels, TX 78130
      View Details
    • $450,000
      720 SF

      Historic Home in Downtown New Braunfels

      Charming 1845 single-family home near Comal River.
      195 E Coll St, New Braunfels, TX 78130
      View Details
    • $289,000
      1,800 SF

      New Braunfels Duplex For Sale

      Well-priced duplex with income upside near Goodwin Frazier Elementary.
      1521 Eichen Rd, New Braunfels, TX 78130
      View Details
    • $750,000
      Pending

      Comal River Lifestyle Property

      Charming home near Comal River with exclusive island access.
      985 Allen Ave, New Braunfels, TX 78130
      View Details
    • $425,000
      2,199 SF

      New Braunfels Duplex For Sale

      Spacious duplex in New Braunfels, ideal for owner occupancy.
      3017 Green Mountain Dr, New Braunfels, TX 78130
      View Details
    • $465,000
      1,387 SF

      New Braunfels Multifamily Investment Opportunity

      Income-producing duplex in a desirable New Braunfels location.
      3029 Green Mountain Dr, New Braunfels, TX 78130
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      1,903 SF

      New Braunfels Two-Story Homes

      Approved for short-term rental near Creekside commercial area.
      421 Constance Dr, New Braunfels, TX 78130
      View Details
    • $450,000
      720 SF

      Historic Home in Downtown New Braunfels

      Charming 1845 single-family home near Comal River.
      195 E Coll St, New Braunfels, TX 78130
      View Details
    • $289,000
      1,800 SF

      New Braunfels Duplex For Sale

      Well-priced duplex with income upside near Goodwin Frazier Elementary.
      1521 Eichen Rd, New Braunfels, TX 78130
      View Details
    • $750,000
      Pending

      Comal River Lifestyle Property

      Charming home near Comal River with exclusive island access.
      985 Allen Ave, New Braunfels, TX 78130
      View Details
    • $465,000
      1,387 SF

      New Braunfels Multifamily Investment Opportunity

      Income-producing duplex in a desirable New Braunfels location.
      3029 Green Mountain Dr, New Braunfels, TX 78130
      View Details
    • $470,000
      2,774 SF

      New Braunfels Multifamily Investment

      Income-producing duplex in a desirable location with easy access.
      3049 Pine Valley Dr, New Braunfels, TX 78130
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Retail Development Land For Lease

      Upcoming retail development in rapidly growing New Braunfels, TX market.
      Fm 725, New Braunfels, TX 78130
      View Details
    • Contact for pricing
      2 SF

      Prime Land in Gruene District

      Two-acre commercial land parcel in a high-traffic tourism area.
      1404 Gruene Rd, New Braunfels, TX 78130
      View Details
    • $1,500 /Mo

      Commercial Lot For Lease

      Highly visible 0.78 acre commercial lot available for lease.
      167 Blake Way, New Braunfels, TX 78130
      View Details
    • $30 SF/Yr

      Prime Retail/Restaurant Lot Available

      High-traffic New Braunfels lot ideal for retail or restaurant.
      588 S Business Ih 35, New Braunfels, TX 78130
      View Details
    • Contact for pricing

      Cleared Commercial Lot For Lease

      1.33-acre commercial lot in growing New Braunfels market.
      943 King Arthur, New Braunfels, TX 78130
      View Details
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    New Braunfels, TX 78130
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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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    1239 Barbarosa Rd, New Braunfels, TX, 78130
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