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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    12821 Riv Rd New Braunfels, TX 78132-2136

    • Office buildings
    • 1,080 SF
    • 1.25 lot acres
    OFF-MARKET
    Value Estimations
    $305,000
    Show details
    Cap Rate Potential
    4.3%
    Office buildings
    Location Intelligence
    Property ID
    US82-0286521
    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.

    Current Use by Public Records

    • Tipis on the Guadalupe / Vacation Home Rental Agency
    • Hill Country Tipis / Campground
    • the Guadalupe - Tipi 8 Rising Moon / Lodge

    Property Details for 12821 Riv Rd

    Year built
    2014
    Lot size
    1.25 lot acres
    Property size
    1,080 SF
    Property type
    Office buildings
    APN
    74-0524-0015-00
    APU
    740524001500

    Description

    This exceptional investment opportunity presents a 50-bed hotel, "Tipis on the Guadalupe," situated on 1.247 acres in Canyon Lake, Texas (New Braunfels zip code 78132). Boasting a 5.17% cap rate and a strong NOI of $75,000, this stabilized property offers significant return potential. The 5,640 square foot hotel features nine unique tipi cabin accommodations, each with its own bathroom access via two separate bathhouses. An on-site office and laundry facility add to the operational efficiency. Built in 2014, the single-story property is conveniently located less than an hour from both Austin and San Antonio, and just over an hour from Fredericksburg's Hill Country wine trail. Nearby attractions include the renowned Gruene Dance Hall and Whitewater Amphitheater. The property also includes a separate tiny home, potentially offering additional income or on-site management housing (negotiable). The asking price is $1,450,000, translating to $257.09 per square foot. This unique hotel presents a compelling investment in a desirable Texas location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $365,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $260,000
      6.5%
      $240,000
      7%
      $225,000

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

    Location Insight

    • Map
    • Local Demand
    City
    New Braunfels
    County
    Comal
    State
    Texas
    Longitude
    -98.1647
    Latitude
    29.8305
    CBSA code
    41700
    CBSA name
    SAN ANTONIO, TX METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $9,664
    $87,480
    $560,560
    $648,040
    -
    $87,480
    $560,560
    $648,040

    Comparable in this City

    • Value Estimation
      $540,000
      3,098 SF

      2732 Big Oak

      OFFICE BUILDING • 3,098 SF
      2732 Big Oak, New Braunfels, TX 78132-4713
      View Details
    • Value Estimation
      $1,285,000
      105,729 SF

      1650 Independence Dr

      OFFICE BUILDING • 105,729 SF
      1650 Independence Dr, New Braunfels, TX 78132-3942
      View Details
    • Value Estimation
      $820,000
      15,820 SF

      3455 Interstate 35th S

      OFFICE BUILDING • 15,820 SF
      3455 Interstate 35th S, New Braunfels, TX 78132-5270
      View Details
    • Value Estimation
      $865,000
      18,790 SF

      22049 Fm 2252

      OFFICE BUILDING • 18,790 SF
      22049 Fm 2252, New Braunfels, TX 78132
      View Details
    • Value Estimation
      $690,000
      14,220 SF

      4861 Old Hwy 81

      OFFICE BUILDING • 14,220 SF
      4861 Old Hwy 81, New Braunfels, TX 78132-4915
      View Details
    • Value Estimation
      $485,000
      4,098 SF

      245 Hunters Vlg

      OFFICE BUILDING • 4,098 SF
      245 Hunters Vlg, New Braunfels, TX 78132-4742
      View Details

    Similar Nearby for Sale

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    • $1,699,000
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      6.68 Acres Industrial Land, New Braunfels

      Prime Industrial Land - New Braunfels, TX
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    • $9,700,812
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      Prime Schertz Land - IH-35 Frontage

      22.27 Acres, High Visibility, Ideal for Development
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    • $599,500

      New Guadalupe River Condo

      Luxury condo with Guadalupe River access and short-term rental potential.
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    Similar Nearby for Lease

    • $1.25 SF/Yr
      3,850 SF

      Office Warehouse in Corridor Center

      3,850 sqft office warehouse for lease near FM 1102.
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      New Braunfels Office/Medical Condo

      Office and medical condos for sale, lease, or lease-to-own.
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      View Details
    • $34 SF/Yr
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      Veramendi Commercial Space

      New Braunfels Office Suites Available
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      View Details
    • $36 SF/Yr
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      New Braunfels Office Space Available

      Versatile office space in a high-growth New Braunfels location.
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      View Details
    • Contact for pricing
      88,764 SF

      Flex Office Space in New Braunfels

      41,994 SF flex office space ideal for call centers.
      1672 Independence Dr, New Braunfels, TX 78132
      View Details
    • $26 SF/Yr
      3,904 SF

      Medical Office Space Available

      Professional medical office space for lease in New Braunfels.
      220 Hunters Vlg, New Braunfels, TX 78132
      View Details
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    New Braunfels, TX 78132-2136
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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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