Fourplex With Mixed Unit
For Sale
$524,900
5704 Puffin Avenue, McAllen, TX 78573
Residential Income, McAllen, TX
Property Size4,372 SF
Lot Size0.24 Acres
Price / SF$120.06
Days on Market196
Property Features for 5704 Puffin Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Patio and Porch features
Patio
Appliances
Electric Water Heater, Dryer, Refrigerator, Stove/Range, Stove/Range-Electric Smooth, Washer
Subdivision
Shary Manor
Lot features
Curb & Gutters, Professional Landscaping, Sprinkler System
Elementary school
Wernecke
Middle school
Sharyland North Junior
High school
Sharyland Pioneer H.S.
Elementary school district
Sharyland ISD
Middle school district
Sharyland ISD
High school district
Sharyland ISD
Directions
Head north on Shary Road, pass FM495 (E Griffin Pkwy), Pass Buddy Owens, Pass Lark, and the subdivision Shary Manor will be on your right hand side (East Side) shortly after.
Standard status
Active
APN
S295500000010000
Size
4,372 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
9763
HOA Fee
$625 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2021
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Composition
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Ana Cavazos · License #843851
(956) 605-6284
Added: Mar 4
Changed: Sep 4
Last Checked: Sep 16 at 2:06PM
MLS# 487769
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 2021, this 4,372-square-foot quadplex contains four residential units with a two-bedroom, two-bath configuration in two units and a three-bedroom, two-bath layout in the other two. The interiors are described with open living areas, while the property includes stucco construction, a composition roof, central heating, central air, and a patio.
Three units are currently rented, and the fourth is operating as an Airbnb. Appliances include refrigerators, stoves and ranges, washers, dryers, and an electric water heater. The property sits on a 0.2439-acre lot in McAllen, Texas. Furniture is not included.
Three units are currently rented, and the fourth is operating as an Airbnb. Appliances include refrigerators, stoves and ranges, washers, dryers, and an electric water heater. The property sits on a 0.2439-acre lot in McAllen, Texas. Furniture is not included.
Key Highlights
- Four‑unit quadplex totaling 4,372 square feet
- Two 3‑bedroom, 2‑bath units and two 2‑bedroom, 2‑bath units
- Built in 2021 on a 0.2439‑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
$39,505
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
7.53%
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%
$790,100
$790.1K
Cap Rate 7%
$564,357
$564.4K
Cap Rate 9%
$438,944
$438.9K
Market Conditions
NOI Build-Up for 4,372 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
$60.3K $13.80/SF
− Vacancy
−$3.9K −$0.89/SF
EGI
$56.4K $12.91/SF
− OpEx
−$16.9K −$3.87/SF
NOI
$39.5K $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%
$790,100
Cap Rate 7%
$564,357
Cap Rate 9%
$438,944
Alternative Uses
Best Use
Multifamily LT 5
$564.4K
$493.8K – $658.4K
NOI $39,505 @ 7.0% cap · market cap 7.53%
Second Best
Apartment 5plus
$518.7K
$453.8K – $605.1K
NOI $36,306 @ 7.0% cap · market cap 6.92%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,103 @ 7.0% cap · market cap 15.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
Explore this area
Business Placement
Demographics for 78573, TX
42,229
Population
13,339
Households
3.2
Avg Household Size
29
Median Age
15%
College-Educated
63%
High-School Grad
36.7 sq mi
ZIP Area
1,151
Density / Sq Mi
$51,185
Median Household Income
$27,730
Median Earnings
$909
Median Rent
$154,800
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?
Quadplex - Four-unit property with central heating, central air, and a patio.
Where is this quadplex located?
The property is located at 5704 Puffin Avenue McAllen, TX.
What is the asking price?
The asking price for this property is $524,900.
What are key features of this property?
This property features: Four‑unit quadplex totaling 4,372 square feet; Two 3‑bedroom, 2‑bath units and two 2‑bedroom, 2‑bath units; Built in 2021 on a 0.2439‑acre lot
