Four-Unit Gated
For Sale
$455,000
904 W Mahala Avenue, Mission, TX 78573
Residential Income, Mission, TX
Property Size3,596 SF
Lot Size0.24 Acres
Price / SF$126.53
Days on Market143
Property Features for 904 W Mahala Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Appliances
Electric Water Heater
Subdivision
Sunset Valley Apartments Ph. 2
Lot features
Corner Lot
Elementary school
Cantu
Middle school
Alton-Memorial Junior High
High school
Mission H.S.
Elementary school district
Mission ISD
Middle school district
Mission ISD
High school district
Mission ISD
Directions
NORTH ON TROSPER, PASS 5 MILE LINE, WEST ON MAHALA
Standard status
Active
APN
S765702000005200
Size
3,596 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11145
HOA Fee
$550 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
gated community
private backyard
in-unit washer and dryer
refrigerator and stove
walk-in closet
Building Details
Year built
2022
Floors in Building
1
Number of units
4
Building materials
Stone
Roof type
Shingle
Listing Agency:
Effective Real Estate
(956) 322-8522
Listed By:
Sharon Ochoa
(956) 445-9251
Added: Apr 24
Changed: Sep 7
Last Checked: Sep 13 at 8:06AM
MLS# 500354
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 2022, this 3,596-square-foot quadplex contains four residential units within a gated community. Each unit includes spacious bedrooms, a primary suite with a walk-in closet, separate living and dining areas, and a private backyard. Central heating and central air serve the interiors, while stone construction and a shingle roof complete the building improvements.
Each residence includes two covered parking spaces, a refrigerator, stove, and in-unit washer and dryer. The property occupies 0.2355 acres in Mission, Texas, within Hidalgo County.
Each residence includes two covered parking spaces, a refrigerator, stove, and in-unit washer and dryer. The property occupies 0.2355 acres in Mission, Texas, within Hidalgo County.
Key Highlights
- Four‑unit residential property totaling 3,596 square feet
- Built in 2022 on 0.2355 acres
- Two covered parking spaces per unit
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
$31,447
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
6.91%
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%
$628,940
$628.9K
Cap Rate 7%
$449,243
$449.2K
Cap Rate 9%
$349,411
$349.4K
Market Conditions
NOI Build-Up for 3,596 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
$50.5K $14.04/SF
− Vacancy
−$5.6K −$1.55/SF
EGI
$44.9K $12.49/SF
− OpEx
−$13.5K −$3.75/SF
NOI
$31.4K $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%
$628,940
Cap Rate 7%
$449,243
Cap Rate 9%
$349,411
Alternative Uses
Best Use
Multifamily LT 5
$449.2K
$393.1K – $524.1K
NOI $31,447 @ 7.0% cap · market cap 6.91%
Second Best
Apartment 5plus
$413.6K
$361.9K – $482.6K
NOI $28,953 @ 7.0% cap · market cap 6.36%
Theoretical Best
Hotel Hospitality
$2.71M
$2.37M – $3.16M
NOI $189,599 @ 7.0% cap · market cap 41.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
177
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - 2022-built fourplex with private backyards, covered parking, and in-unit laundry.
Where is this quadplex located?
The property is located at 904 W Mahala Avenue Mission, TX.
What is the asking price?
The asking price for this property is $455,000.
What are key features of this property?
This property features: Four‑unit residential property totaling 3,596 square feet; Built in 2022 on 0.2355 acres; Two covered parking spaces per unit
