Modern Two-Unit
For Sale
$259,900
326 N Virginia Avenue, Mercedes, TX 78570
Residential Income, Mercedes, TX
Property Size1,920 SF
Lot Size0.11 Acres
Price / SF$135.36
Days on Market49
Property Features for 326 N Virginia Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
None
Fencing
Privacy
Appliances
Electric Water Heater, Disposal, Refrigerator, Stove/Range-Electric Coil
Subdivision
Mercedes Original Townsite
Lot features
Curb & Gutters
Elementary school
Kennedy
Middle school
Sgt. Manuel Chacon
High school
Mercedes H.S.
Elementary school district
Mercedes ISD
Middle school district
Mercedes ISD
High school district
Mercedes ISD
Directions
From Expressway 83 in Harlingen heading west towards Mcallen, take the Vermont exit. Continue and take the turn around under the expressway and then make a right onto N. Virginia. Property will be to your right next to food trucks.
Standard status
Active
APN
M355000053000600
Size
1,920 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6016
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2020
Floors in Building
1
Number of units
2
Building materials
Siding, Stone
Roof type
Composition
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Arasely Esquivel · License #0636199
(956) 688-0631
Added: Jul 28
Changed: Sep 12
Last Checked: Sep 14 at 4:06PM
MLS# 510844
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.
Built in 2020, this duplex contains two 2-bedroom, 2-bathroom residences within 1,920 square feet. Both units are occupied, providing an established rental setup. Interior finishes include wood-look tile flooring throughout each residence, quartz kitchen countertops, and ample cabinet storage. Electric central heating and air conditioning serve the units, with public water and privacy fencing also in place.
The property sits on a 0.1148-acre lot in Mercedes, Texas, with convenient highway access. Construction includes siding and stone, while composition roofing provides the overhead structure. Each residence includes an electric range, refrigerator, disposal, and electric water heater.
The property sits on a 0.1148-acre lot in Mercedes, Texas, with convenient highway access. Construction includes siding and stone, while composition roofing provides the overhead structure. Each residence includes an electric range, refrigerator, disposal, and electric water heater.
Key Highlights
- Two 2‑bedroom, 2‑bathroom units, both currently rented and occupied
- 1,920 square feet on a 0.1148‑acre lot
- Built in 2020
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
$16,790
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
6.46%
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%
$335,800
$335.8K
Cap Rate 7%
$239,857
$239.9K
Cap Rate 9%
$186,556
$186.6K
Market Conditions
NOI Build-Up for 1,920 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
$27.0K $14.04/SF
− Vacancy
−$3.0K −$1.55/SF
EGI
$24.0K $12.49/SF
− OpEx
−$7.2K −$3.75/SF
NOI
$16.8K $8.74/SF
Area
Hidalgo County, TX
Vacancy
11.02%
Lease Rate
$14.04 /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%
$335,800
Cap Rate 7%
$239,857
Cap Rate 9%
$186,556
Alternative Uses
Best Use
Multifamily LT 5
$239.9K
$209.9K – $279.8K
NOI $16,790 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$220.8K
$193.2K – $257.7K
NOI $15,459 @ 7.0% cap · market cap 5.95%
Theoretical Best
Hotel Hospitality
$1.45M
$1.27M – $1.69M
NOI $101,232 @ 7.0% cap · market cap 38.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
608
Businesses Nearby
Explore this area
Business Placement
Demographics for 78570, TX
32,950
Population
10,701
Households
3.1
Avg Household Size
30
Median Age
12%
College-Educated
61%
High-School Grad
75.2 sq mi
ZIP Area
438
Density / Sq Mi
$39,890
Median Household Income
$22,648
Median Earnings
$686
Median Rent
$83,400
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 - Both two-bedroom units are currently rented and offer convenient access near the highway for commuters.
Where is this duplex located?
The property is located at 326 N Virginia Avenue Mercedes, TX.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Two 2‑bedroom, 2‑bathroom units, both currently rented and occupied; 1,920 square feet on a 0.1148‑acre lot; Built in 2020
