14-Unit Apartment
For Sale
$1,325,000
1503 W St Francis Avenue, Alton, TX 78573
Residential Income, Alton, TX
Property Size12,896 SF
Lot Size0.83 Acres
Price / SF$102.75
Days on Market166
Property Features for 1503 W St Francis Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
None
Appliances
Electric Water Heater, Refrigerator, Stove/Range
Subdivision
Taurus Estates #12
Lot features
Corner Lot
Elementary school
Cavazos
Middle school
Alton-Memorial Junior High
High school
Alton H.S.
Elementary school district
Mission ISD
Middle school district
Mission ISD
High school district
Mission ISD
Directions
Head north on Los Ebanos. Property will be on the corner of Los Ebanos and St. Francis Ave.
Standard status
Active
APN
T09451200C00C100
Size
12,896 SF
Lot size
0.83 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
20658
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2024
Floors in Building
2
Number of units
14
Building materials
Siding
Roof type
Composition
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jaime Lee Gonzalez · License #713189
(956) 599-8400
Added: Mar 31
Changed: Sep 4
Last Checked: Sep 12 at 11:06PM
MLS# 476577
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.
Completed in 2024, this 14-unit apartment complex contains 12,896 square feet across a 0.8316-acre corner parcel. Each residence is configured with two bedrooms and two bathrooms. Building systems include central heating and central air, while individual units are equipped with an electric water heater, refrigerator, and stove/range. The property has siding construction, a composition roof, and public water service.
The complex is located at 1503 W St Francis Avenue in Alton, Texas, near schools, restaurants, and shopping centers. The property does not include on-site parking, according to the listed parking features.
The complex is located at 1503 W St Francis Avenue in Alton, Texas, near schools, restaurants, and shopping centers. The property does not include on-site parking, according to the listed parking features.
Key Highlights
- 14 apartment units totaling 12,896 square feet
- Each unit offers a 2‑bedroom, 2‑bathroom layout
- Built in 2024 on a 0.8316‑acre corner lot
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
$103,832
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
7.84%
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%
$2,076,640
$2.1M
Cap Rate 7%
$1,483,314
$1.5M
Cap Rate 9%
$1,153,689
$1.2M
Market Conditions
NOI Build-Up for 12,896 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
$213.6K $16.56/SF
− Vacancy
−$24.8K −$1.92/SF
EGI
$188.8K $14.64/SF
− OpEx
−$85.0K −$6.59/SF
NOI
$103.8K $8.05/SF
Area
Hidalgo County, TX
Vacancy
11.60%
Lease Rate
$16.56 /SF/Yr
Expense Ratio
45.00%
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%
$2,076,640
Cap Rate 7%
$1,483,314
Cap Rate 9%
$1,153,689
Alternative Uses
Best Use
Apartment 5plus
$1.48M
$1.30M – $1.73M
NOI $103,832 @ 7.0% cap · market cap 7.84%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$9.71M
$8.50M – $11.33M
NOI $679,942 @ 7.0% cap · market cap 51.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
14
Residential units
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 78573, TX
42,229
Population
13,339
Households
3.2
Avg Household Size
29
Median Age
15%
College-Educated
63%
High-School Grad
36.7 sq mi
ZIP Area
1,151
Density / Sq Mi
$51,185
Median Household Income
$27,730
Median Earnings
$909
Median Rent
$154,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Recently built multifamily property with uniform two-bedroom layouts and central HVAC throughout.
Where is this apartment building located?
The property is located at 1503 W St Francis Avenue Alton, TX.
What is the asking price?
The asking price for this property is $1,325,000.
What are key features of this property?
This property features: 14 apartment units totaling 12,896 square feet; Each unit offers a 2‑bedroom, 2‑bathroom layout; Built in 2024 on a 0.8316‑acre corner lot
