New 3-Bedroom
For Sale
$355,000
10320 N 33rd, McAllen, TX 78504
Each residence offers covered parking, a private patio, and stainless steel kitchen appliances.
Property Size2,100 SF
Price / SF$169.05
Days on Market41
Property Features for 10320 N 33rd
General Information
Standard status
Active
Size
2,100 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
covered private patio
stainless steel appliances
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Texas Landmark Realty Llc
(956) 492-5638
Listed By:
Irene Uribe Manrique De Lara · License #801067752
Source:
Ryanandbrian
Added: Jul 22
Changed: Aug 29
Last Checked: Aug 30 at 1:37PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Texas Landmark Realty Llc
Investment Insights
Based on property information with market context.
Scheduled for completion in December 2026, this 2,100 SF duplex includes two residences with matching three-bedroom, two-bath layouts. Each unit is planned with one shower and one tub, a covered private patio with slab, covered parking for four vehicles, and a stainless steel stove, refrigerator, and micro-hood. The floor plan is represented by illustrative renders based on the planned design.
The property is located off Sprague and 31st, with access through Brazos or Zurich. Nearby destinations identified for the property include McAllen Camp and Cross Park, with University Drive to the south. Planned community features include a park, playground, courts, jogging trails, BBQ pits, covered seating, and green areas.
The property is located off Sprague and 31st, with access through Brazos or Zurich. Nearby destinations identified for the property include McAllen Camp and Cross Park, with University Drive to the south. Planned community features include a park, playground, courts, jogging trails, BBQ pits, covered seating, and green areas.
Key Highlights
- 2,100 SF duplex with two three‑bedroom, two‑bath residences
- Each unit includes one shower and one tub
- Covered private patio with slab for each residence
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
$18,976
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
5.35%
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%
$379,520
$379.5K
Cap Rate 7%
$271,086
$271.1K
Cap Rate 9%
$210,844
$210.8K
Market Conditions
NOI Build-Up for 2,100 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
$29.0K $13.80/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$27.1K $12.91/SF
− OpEx
−$8.1K −$3.87/SF
NOI
$19.0K $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%
$379,520
Cap Rate 7%
$271,086
Cap Rate 9%
$210,844
Alternative Uses
Best Use
Multifamily LT 5
$271.1K
$237.2K – $316.3K
NOI $18,976 @ 7.0% cap · market cap 5.35%
Second Best
Apartment 5plus
$249.1K
$218.0K – $290.7K
NOI $17,439 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$570.2K
$499.0K – $665.3K
NOI $39,917 @ 7.0% cap · market cap 11.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
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 - Each residence offers covered parking, a private patio, and stainless steel kitchen appliances.
Where is this duplex located?
The property is located at 10320 N 33rd McAllen, 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: 2,100 SF duplex with two three‑bedroom, two‑bath residences; Each unit includes one shower and one tub; Covered private patio with slab for each residence
