Duplex With Separate
For Sale
$209,900
Pending
1710 Cyndy Avenue, Mission, TX 78574
Residential Income, Mission, TX
Property Size2,300 SF
Lot Size0.50 Acres
Days on Market487
Property Features for 1710 Cyndy Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
4
Parking features
None
Patio and Porch features
Patio
Fencing
Privacy
Appliances
Electric Water Heater
Subdivision
Basham
Elementary school
Reyna
Middle school
Garcia
High school
La Joya H.S.
Elementary school district
Mission ISD
Middle school district
Mission ISD
High school district
Mission ISD
Directions
west on expressway 83, south on tom gill, left on business 8, right on cindy ave
Standard status
Pending
APN
B190024000006300
Size
2,300 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4143
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Building materials
Block
Roof type
Metal
Listing Agency:
Encore Fine Properties
Listed By:
Ravi Murjani · License #TREC#0569922
(956) 821-6170
Added: May 20, 2025
Changed: Sep 4
Last Checked: Sep 18 at 8:06AM
MLS# 459216
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.
This duplex contains two residences, each configured with 2 bedrooms and 1 bathroom. The 2,300-square-foot property was built in 1980 with block construction, central heating and central air, a metal roof, and an electric water heater. Each unit has a separate electricity meter, while public water serves the property.
The parcel encompasses 0.5043 acres and includes a patio, privacy fencing, and no designated parking features. Its location in Mission, Texas, places the property near the expressway, with the address at 1710 Cyndy Avenue.
The parcel encompasses 0.5043 acres and includes a patio, privacy fencing, and no designated parking features. Its location in Mission, Texas, places the property near the expressway, with the address at 1710 Cyndy Avenue.
Key Highlights
- Two residences, each with 2 bedrooms and 1 bathroom
- 2,300 square feet on a 0.5043‑acre parcel
- Separate electricity meters for each unit
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
$18,518
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
8.82%
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%
$370,360
$370.4K
Cap Rate 7%
$264,543
$264.5K
Cap Rate 9%
$205,756
$205.8K
Market Conditions
NOI Build-Up for 2,300 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
$38.1K $16.56/SF
− Vacancy
−$4.4K −$1.92/SF
EGI
$33.7K $14.64/SF
− OpEx
−$15.2K −$6.59/SF
NOI
$18.5K $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%
$370,360
Cap Rate 7%
$264,543
Cap Rate 9%
$205,756
Alternative Uses
Best Use
Multifamily LT 5
$287.3K
$251.4K – $335.2K
NOI $20,113 @ 7.0% cap · market cap 9.58%
Second Best
Apartment 5plus
$264.5K
$231.5K – $308.6K
NOI $18,518 @ 7.0% cap · market cap 8.82%
Theoretical Best
Hotel Hospitality
$1.73M
$1.52M – $2.02M
NOI $121,268 @ 7.0% cap · market cap 57.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
160
Businesses Nearby
Explore this area
Business Placement
Demographics for 78574, TX
63,627
Population
18,309
Households
3.5
Avg Household Size
28
Median Age
16%
College-Educated
58%
High-School Grad
51.9 sq mi
ZIP Area
1,226
Density / Sq Mi
$52,536
Median Household Income
$28,029
Median Earnings
$807
Median Rent
$119,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom residences offer individually metered electricity, central climate control, and access to a shared patio area.
Where is this duplex located?
The property is located at 1710 Cyndy Avenue Mission, TX.
What is the asking price?
The asking price for this property is $209,900.
What are key features of this property?
This property features: Two residences, each with 2 bedrooms and 1 bathroom; 2,300 square feet on a 0.5043‑acre parcel; Separate electricity meters for each unit
