Triplex with On-Site
For Sale
$275,000
2012 Gumwood Avenue, McAllen, TX 78501
Residential Income, McAllen, TX
Property Size2,154 SF
Lot Size0.16 Acres
Price / SF$127.67
Days on Market49
Property Features for 2012 Gumwood Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
1
Parking features
Other
Exterior features
Sprinkler System
Fencing
Chain Link
Appliances
Electric Water Heater, Electric Cooktop, Refrigerator, Stove/Range-Electric Coil
Subdivision
Hammond Addition
Lot features
Alley, Sprinkler System
Elementary school
Wilson
Middle school
Travis
High school
McAllen H.S.
Elementary school district
McAllen ISD
Middle school district
McAllen ISD
High school district
McAllen ISD
Directions
Heading south on Bicentenial, turn right on Hackberry, then left on 20th St, then left on Gumwood. House is on the right with orange door.
Standard status
Active
APN
H090000002001300
Size
2,154 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3102
Utilities
Heating system
Electric (Heating)
Cooling system
Electric, Wall Unit(s)
Amenities
on-site laundry
Building Details
Year built
1960
Floors in Building
1
Number of units
3
Building materials
Block, Stucco
Listing Agency:
Texas Premier Realty
(210) 844-8683
Listed By:
Billy Michael Bryant
(512) 784-7462
Added: Aug 6
Changed: Sep 15
Last Checked: Sep 23 at 1:06AM
MLS# 511788
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 triplex contains 2,154 square feet across a front three-bedroom, one-bath house and a rear duplex with two one-bedroom, one-bath units. The house includes a covered parking spot, while coin-operated laundry equipment is located on site. Block and stucco construction dates to 1960, with electric heating, wall-unit cooling, and an electric water heater serving the property.
The 0.1606-acre parcel has chain-link fencing and a sprinkler system. Existing appliances include electric cooktops and ranges, refrigerators, and an electric water heater. All three residences are occupied by long-term tenants, providing an established multifamily configuration.
The 0.1606-acre parcel has chain-link fencing and a sprinkler system. Existing appliances include electric cooktops and ranges, refrigerators, and an electric water heater. All three residences are occupied by long-term tenants, providing an established multifamily configuration.
Key Highlights
- Three‑unit layout: one 3‑bedroom, 1‑bath house plus two 1‑bedroom, 1‑bath units
- 2,154 square feet on a 0.1606‑acre parcel
- Coin‑operated laundry equipment on site
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
$19,463
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
7.08%
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%
$389,260
$389.3K
Cap Rate 7%
$278,043
$278.0K
Cap Rate 9%
$216,256
$216.3K
Market Conditions
NOI Build-Up for 2,154 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
$29.7K $13.80/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$27.8K $12.91/SF
− OpEx
−$8.3K −$3.87/SF
NOI
$19.5K $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%
$389,260
Cap Rate 7%
$278,043
Cap Rate 9%
$216,256
Alternative Uses
Best Use
Multifamily LT 5
$278.0K
$243.3K – $324.4K
NOI $19,463 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$255.5K
$223.6K – $298.1K
NOI $17,887 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$584.9K
$511.8K – $682.4K
NOI $40,943 @ 7.0% cap · market cap 14.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,802
Businesses Nearby
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
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
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Frequently Asked Questions
What type of property is this?
Triplex - Three separate residences include a single-family home and a rear duplex with long-term tenants.
Where is this triplex located?
The property is located at 2012 Gumwood Avenue McAllen, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Three‑unit layout: one 3‑bedroom, 1‑bath house plus two 1‑bedroom, 1‑bath units; 2,154 square feet on a 0.1606‑acre parcel; Coin‑operated laundry equipment on site
