12-Unit Townhouse
New
For Sale
$2,500,000
3900 W Daffodil Avenue, McAllen, TX 78501
Residential Income, McAllen, TX
Property Size20,244 SF
Lot Size1.35 Acres
Price / SF$123.49
Days on Market1
Property Features for 3900 W Daffodil Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
1
Parking features
Other, Garage
Patio and Porch features
Patio
Exterior features
Balcony, Mature Trees, Sprinkler System
Appliances
Electric Water Heater, Water Heater (Other), Water Heater (In Garage), Dishwasher, Microwave, Refrigerator, Stove/Range-Electric Smooth
Subdivision
Los Angeles
Lot features
Professional Landscaping, Sidewalks, Sprinkler System
Elementary school
McAuliffe
Middle school
De Leon
High school
Rowe H.S.
Elementary school district
McAllen ISD
Middle school district
McAllen ISD
High school district
McAllen ISD
Directions
North on Ware Rd, left on Daffodil, on north side
Standard status
Active
APN
L576000000000000
Size
20,244 SF
Lot size
1.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
48271
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
balcony
porch
backyard
Building Details
Year built
2013
Floors in Building
2
Number of units
12
Building materials
Stucco
Roof type
Flat
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Chia Chiang
(956) 534-8771
Added: Sep 27
Last Checked: Sep 27 at 1:06PM
MLS# 516405
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 12-home apartment property comprises two buildings on 1.3534 acres. Each townhouse offers 1,687 square feet of living area across two floors, with three bedrooms and two full bathrooms upstairs and a half bath below. Four homes have second-floor balconies; all have back porches and one-car garages. Shared parking is located between the buildings, and the site includes mature trees and a sprinkler system.
Interior finishes include tile on the first floor, laminated wood flooring upstairs, and granite countertops in the kitchens and bathrooms. Each home is equipped with a refrigerator, stove, dishwasher, and microwave. Washer and dryer hookups are located in the garage. Built in 2013, the buildings are stucco-clad and served by central electric heating and cooling.
Interior finishes include tile on the first floor, laminated wood flooring upstairs, and granite countertops in the kitchens and bathrooms. Each home is equipped with a refrigerator, stove, dishwasher, and microwave. Washer and dryer hookups are located in the garage. Built in 2013, the buildings are stucco-clad and served by central electric heating and cooling.
Key Highlights
- 12 townhouses in two buildings on 1.3534 acres
- Each residence has 1,687 square feet, three bedrooms, 2.5 bathrooms, and a one‑car garage
- Four townhouses feature second‑floor balconies; all have back porches
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
$168,109
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
6.72%
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%
$3,362,180
$3.4M
Cap Rate 7%
$2,401,557
$2.4M
Cap Rate 9%
$1,867,878
$1.9M
Market Conditions
NOI Build-Up for 20,244 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
$328.0K $16.20/SF
− Vacancy
−$22.3K −$1.10/SF
EGI
$305.7K $15.10/SF
− OpEx
−$137.5K −$6.79/SF
NOI
$168.1K $8.30/SF
Area
McAllen, TX
Vacancy
6.80%
Lease Rate
$16.20 /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%
$3,362,180
Cap Rate 7%
$2,401,557
Cap Rate 9%
$1,867,878
Alternative Uses
Best Use
Apartment 5plus
$2.40M
$2.10M – $2.80M
NOI $168,109 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.50M
$4.81M – $6.41M
NOI $384,798 @ 7.0% cap · market cap 15.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
12
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
239
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
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?
Apartment building - The two-story homes include private garages, back porches, and shared parking within an enclosed community.
Where is this apartment building located?
The property is located at 3900 W Daffodil Avenue McAllen, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 12 townhouses in two buildings on 1.3534 acres; Each residence has 1,687 square feet, three bedrooms, 2.5 bathrooms, and a one‑car garage; Four townhouses feature second‑floor balconies; all have back porches
