Duplex with Rented
For Sale
$259,900
326 N VIRGINIA AVE., Mercedes, TX 78570
Residential Income, MERCEDES, TX
Property Size1,920 SF
Lot Size0.11 Acres
Price / SF$135.36
Days on Market222
Property Features for 326 N VIRGINIA AVE.
General Information
Property type
Residential Multi Family
Property subtype
Other
Interior features
Ceiling Fan(s), Smoke Alarm(s)
Fencing
Privacy
Appliances
Disposal, Range, Refrigerator
Subdivision
MERCEDES ORIGINAL TOWNSITE
Lot features
Curb & Gutter
Elementary school
KENEDY
Middle school
SGT. Manuel Chacon
High school
MERCEDES
Elementary school district
MERCEDES I.S.D.
Middle school district
MERCEDES I.S.D.
High school district
MERCEDES I.S.D.
Standard status
Active
Size
1,920 SF
Lot size
0.11 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2020
Floors in Building
1
Number of units
2
Flooring type
Tile
Listing Agency:
EXP Realty, LLC
(888) 519-7431
Listed By:
Arasely Esquivel · License #0636199
(956) 688-0631
Added: Feb 4
Changed: Sep 12
Last Checked: Sep 14 at 4:06PM
MLS# 29771870
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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 totaling 1,920 square feet. Both units are currently rented and occupied. Interior finishes include tile flooring throughout, quartz kitchen countertops, generous cabinet storage, ceiling fans, and smoke alarms. Each residence also includes a disposal, range, refrigerator, central heating, and central air conditioning.
The property sits on a 0.11-acre lot with privacy fencing and access to public water and public sewer. Located just off the highway in Mercedes, Texas, it provides convenient commuter access. Electric service supports both heating and cooling systems, while the 2-bedroom, 2-bathroom configuration offers consistency across the two units.
The property sits on a 0.11-acre lot with privacy fencing and access to public water and public sewer. Located just off the highway in Mercedes, Texas, it provides convenient commuter access. Electric service supports both heating and cooling systems, while the 2-bedroom, 2-bathroom configuration offers consistency across the two units.
Key Highlights
- Two 2‑bedroom, 2‑bathroom units totaling 1,920 square feet
- Both residences are currently rented and occupied
- Built in 2020 on a 0.11‑acre 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
$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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Current Use
Lease Details
2
Residential units
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
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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?
Duplex - Both two-bedroom units are occupied, offering an established residential income property with updated interior finishes.
Where is this duplex located?
The property is located at 326 N VIRGINIA AVE. 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 totaling 1,920 square feet; Both residences are currently rented and occupied; Built in 2020 on a 0.11‑acre lot
