New Two-Unit
For Sale
$355,000
Pending
5084 MCKENZIE LN., Brownsville, TX 78521
Residential Income, BROWNSVILLE, TX
Property Size2,112 SF
Lot Size0.23 Acres
Days on Market47
Property Features for 5084 MCKENZIE LN.
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking features
None
Interior features
Ceiling Fan(s), Smoke Alarm(s), Walk-in Closet(s)
Fencing
Privacy
Appliances
Range, Refrigerator
Subdivision
NB
Lot features
Corner Lot
Elementary school
GONZALEZ
Middle school
PERKINS
High school
RIVERA
Elementary school district
BROWNSVILLE I.S.D.
Middle school district
BROWNSVILLE I.S.D.
High school district
BROWNSVILLE I.S.D.
Standard status
Pending
Size
2,112 SF
Lot size
0.23 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
laundry room
modern kitchen with island and quartz counter tops
privacy wooded fence
big back yard
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Tile
Listing Agency:
Excel Realty
(956) 280-3089
Listed By:
Armando Hernandez · License #0703051
(956) 628-4663
Added: Aug 4
Changed: Sep 16
Last Checked: Sep 19 at 12:06PM
MLS# 29778463
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.
This under-construction duplex is planned as a 2025 residential income property with 2,112 square feet across two units. Each unit includes 3 bedrooms, 2 baths, a laundry room, and a modern kitchen featuring an island and quartz countertops. Tile flooring, ceiling fans, walk-in closets, smoke alarms, ranges, and refrigerators are specified throughout the units. Heating and cooling are provided by central electric systems.
The property occupies 0.227 acres in Brownsville, Texas. Exterior construction combines stucco and brick, while privacy fencing and a separate large backyard for each tenant provide defined outdoor areas. Public water and public sewer serve the property. The asset is currently under construction and does not include designated parking.
The property occupies 0.227 acres in Brownsville, Texas. Exterior construction combines stucco and brick, while privacy fencing and a separate large backyard for each tenant provide defined outdoor areas. Public water and public sewer serve the property. The asset is currently under construction and does not include designated parking.
Key Highlights
- 2,112 square feet on 0.227 acres
- Duplex with 3 bedrooms and 2 baths per unit
- 2025 construction, currently under construction
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
$17,424
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
4.91%
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%
$348,480
$348.5K
Cap Rate 7%
$248,914
$248.9K
Cap Rate 9%
$193,600
$193.6K
Market Conditions
NOI Build-Up for 2,112 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
$26.6K $12.60/SF
− Vacancy
−$1.7K −$0.81/SF
EGI
$24.9K $11.79/SF
− OpEx
−$7.5K −$3.54/SF
NOI
$17.4K $8.25/SF
Area
Brownsville, TX
Vacancy
6.46%
Lease Rate
$12.60 /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%
$348,480
Cap Rate 7%
$248,914
Cap Rate 9%
$193,600
Alternative Uses
Best Use
Multifamily LT 5
$248.9K
$217.8K – $290.4K
NOI $17,424 @ 7.0% cap · market cap 4.91%
Second Best
Apartment 5plus
$228.3K
$199.7K – $266.3K
NOI $15,979 @ 7.0% cap · market cap 4.50%
Theoretical Best
Healthcare Medical
$363.7K
$318.2K – $424.3K
NOI $25,456 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
180
Businesses Nearby
Explore this area
Business Placement
Demographics for 78521, TX
88,708
Population
29,576
Households
3
Avg Household Size
32
Median Age
15%
College-Educated
62%
High-School Grad
93.7 sq mi
ZIP Area
947
Density / Sq Mi
$41,276
Median Household Income
$24,781
Median Earnings
$864
Median Rent
$90,500
Median Home Value
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-unit residential property with contemporary interiors, private outdoor space, and public water and sewer service.
Where is this duplex located?
The property is located at 5084 MCKENZIE LN. Brownsville, TX.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: 2,112 square feet on 0.227 acres; Duplex with 3 bedrooms and 2 baths per unit; 2025 construction, currently under construction
