New Construction
New
For Sale
$399,500
7932 VILLA FINO LN, Brownsville, TX 78521
Residential Income, BROWNSVILLE, TX
Property Size2,473 SF
Lot Size0.18 Acres
Price / SF$161.54
Days on Market3
Property Features for 7932 VILLA FINO LN
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking features
None
Interior features
Ceiling Fan(s), Walk-in Closet(s)
Appliances
Range, Refrigerator
Subdivision
VILLAS AT 511 PHASE 1
Elementary school
VERMILLION
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
Active
Size
2,473 SF
Lot size
0.18 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2026
Floors in Building
1
Number of units
2
Flooring type
Tile
Listing Agency:
KELLER WILLIAMS LRGV · Keller Williams Realty
(956) 423-8877
Listed By:
Melissa J. Martinez · License #0609807
(956) 525-3887
Added: Aug 21
Last Checked: Aug 23 at 8:06PM
MLS# 29778938
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 single-story duplex is under construction and measures 2,473 square feet on a 0.18-acre lot. The two residences have separate private entrances and open-concept interiors, with tile flooring, white shaker cabinets, quartz work surfaces, stainless steel appliances, and geometric backsplash detailing. Each side includes spacious bedrooms, walk-in closets with built-in storage, and bathrooms finished with double-sink quartz vanities and marble-look tile surrounding the tubs.
The property is served by public water and public sewer, with central electric heating and cooling. Completion is planned for 2026. Located in Brownsville, Texas, the duplex is designed with distinct living spaces within one residential income property.
The property is served by public water and public sewer, with central electric heating and cooling. Completion is planned for 2026. Located in Brownsville, Texas, the duplex is designed with distinct living spaces within one residential income property.
Key Highlights
- 2,473‑square‑foot duplex on a 0.18‑acre lot
- Under construction with 2026 completion indicated
- Two single‑story residences with separate private entrances
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
$20,403
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
5.11%
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%
$408,060
$408.1K
Cap Rate 7%
$291,471
$291.5K
Cap Rate 9%
$226,700
$226.7K
Market Conditions
NOI Build-Up for 2,473 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
$31.2K $12.60/SF
− Vacancy
−$2.0K −$0.81/SF
EGI
$29.1K $11.79/SF
− OpEx
−$8.7K −$3.54/SF
NOI
$20.4K $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%
$408,060
Cap Rate 7%
$291,471
Cap Rate 9%
$226,700
Alternative Uses
Best Use
Multifamily LT 5
$291.5K
$255.0K – $340.1K
NOI $20,403 @ 7.0% cap · market cap 5.11%
Second Best
Apartment 5plus
$267.3K
$233.9K – $311.9K
NOI $18,711 @ 7.0% cap · market cap 4.68%
Theoretical Best
Healthcare Medical
$425.8K
$372.6K – $496.8K
NOI $29,807 @ 7.0% cap · market cap 7.46%
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
67
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 - Single-story duplex with separate entrances, contemporary finishes, and two independently configured living spaces.
Where is this duplex located?
The property is located at 7932 VILLA FINO LN Brownsville, TX.
What is the asking price?
The asking price for this property is $399,500.
What are key features of this property?
This property features: 2,473‑square‑foot duplex on a 0.18‑acre lot; Under construction with 2026 completion indicated; Two single‑story residences with separate private entrances
