Modern Fourplex with
For Sale
$545,000
11501 N 25th Street, McAllen, TX 78504
Residential Income, McAllen, TX
Property Size4,052 SF
Lot Size0.22 Acres
Price / SF$134.50
Days on Market43
Property Features for 11501 N 25th Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Property condition
Under Construction
Parking
8
Parking features
Garage
Patio and Porch features
Patio
Exterior features
Rock Yard, Sprinkler System
Appliances
Electric Water Heater, Dryer, Microwave, Refrigerator, Stove/Range-Electric Smooth, Washer
Subdivision
North Park On 107 Subdivision
Lot features
Sidewalks, Sprinkler System
Elementary school
Cavazos
Middle school
Elias Longoria
High school
Vela H.S.
Elementary school district
McAllen ISD
Middle school district
McAllen ISD
High school district
McAllen ISD
Directions
On 107 going towards Ware Road look to your left side after passing 23 Street.
Standard status
Active
APN
T210000280001116
Size
4,052 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
2200
HOA Fee
$85 Monthly
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
washer
dryer
refrigerator
stove
microwave
Building Details
Year built
2025
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Shingle
Listing Agency:
Alliance Real Estate Group
(956) 340-4633
Listed By:
Pamela Perez
(956) 414-6128
Added: Jul 27
Changed: Sep 5
Last Checked: Sep 7 at 9:06PM
MLS# 500773
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Set on 0.2152 acres, this 4,052-square-foot fourplex is under construction with a 2025 build year. The unit mix includes two 2-bedroom, 2-bath residences and two 3-bedroom, 2-bath residences. Interior details include porcelain tile flooring, travertine-look shower surrounds, custom MDF cabinetry, matte-black Moen fixtures, and coordinated black electrical accents. Spray foam insulation is installed throughout, while central heating and central air serve each residence.
Each unit is planned with a washer, dryer, refrigerator, electric smooth-top range, and microwave. The property also includes garage parking, patios, a stucco exterior, a shingle roof, a rock yard, and a sprinkler system. Located in McAllen near shopping, dining, and everyday conveniences, the property is positioned for residential occupancy across its four individually configured units.
Each unit is planned with a washer, dryer, refrigerator, electric smooth-top range, and microwave. The property also includes garage parking, patios, a stucco exterior, a shingle roof, a rock yard, and a sprinkler system. Located in McAllen near shopping, dining, and everyday conveniences, the property is positioned for residential occupancy across its four individually configured units.
Key Highlights
- Fourplex with 2, 2‑bedroom/2‑bath units and 2, 3‑bedroom/2‑bath units
- 4,052 square feet on a 0.2152‑acre lot
- Under construction with a 2025 build year
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
$36,614
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
6.72%
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%
$732,280
$732.3K
Cap Rate 7%
$523,057
$523.1K
Cap Rate 9%
$406,822
$406.8K
Market Conditions
NOI Build-Up for 4,052 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
$55.9K $13.80/SF
− Vacancy
−$3.6K −$0.89/SF
EGI
$52.3K $12.91/SF
− OpEx
−$15.7K −$3.87/SF
NOI
$36.6K $9.04/SF
Area
McAllen, TX
Vacancy
6.46%
Lease Rate
$13.80 /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%
$732,280
Cap Rate 7%
$523,057
Cap Rate 9%
$406,822
Alternative Uses
Best Use
Multifamily LT 5
$523.1K
$457.7K – $610.2K
NOI $36,614 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$480.7K
$420.6K – $560.8K
NOI $33,648 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$1.10M
$962.8K – $1.28M
NOI $77,020 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
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?
Quadplex - Four-unit property with varied floor plans, complete appliance packages, central HVAC, and contemporary interior finishes.
Where is this quadplex located?
The property is located at 11501 N 25th Street McAllen, TX.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Fourplex with 2, 2‑bedroom/2‑bath units and 2, 3‑bedroom/2‑bath units; 4,052 square feet on a 0.2152‑acre lot; Under construction with a 2025 build year
