New Construction Duplex with
For Sale
$345,000
11004 N 27th St, McAllen, TX 78504
New duplex featuring two 3-bedroom, 2-bath units with private patios and modern finishes.
Property Size2,200 SF
Price / SF$156.82
Days on Market49
Property Features for 11004 N 27th St
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
private patios
stainless steel appliances
pantry space
modern finishes
Building Details
Year Built
2026
Listing Agency:
Texas Landmark Realty LLC
Listed By:
Irene Uribe Manrique de Lara · License #801067752
(956) 492-5638
Source:
Aregtx
Added: Jul 21
Changed: Sep 4
Last Checked: Sep 6 at 10:55AM
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.
This new construction duplex includes two separate 3-bedroom, 2-bath units. Each home features private patios, stainless steel appliances, pantry space, and modern finishes designed for tenant appeal.
Located at 11004 N 27th Street in McAllen, TX 78504, the property is described as being near Tres Lagos and in proximity to major retailers, restaurants, and medical centers. The seller’s materials indicate strong rental projections, along with long-term appreciation expectations. Completion is targeted for Summer 2026. The offering notes limited remaining inventory, stating that only 9 units are left, and includes a note that the seller may assist with select closing costs and that buyers can leverage a 15%–25% down structure tied to pre-construction pricing.
Located at 11004 N 27th Street in McAllen, TX 78504, the property is described as being near Tres Lagos and in proximity to major retailers, restaurants, and medical centers. The seller’s materials indicate strong rental projections, along with long-term appreciation expectations. Completion is targeted for Summer 2026. The offering notes limited remaining inventory, stating that only 9 units are left, and includes a note that the seller may assist with select closing costs and that buyers can leverage a 15%–25% down structure tied to pre-construction pricing.
Key Highlights
- New construction duplex (Year Built: 2026) with two 3‑bedroom, 2‑bath units
- Each unit includes private patios and modern finishes tenants demand
- Stainless steel appliances and pantry space included in the units
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
$19,879
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
5.76%
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%
$397,580
$397.6K
Cap Rate 7%
$283,986
$284.0K
Cap Rate 9%
$220,878
$220.9K
Market Conditions
NOI Build-Up for 2,200 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
$30.4K $13.80/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$28.4K $12.91/SF
− OpEx
−$8.5K −$3.87/SF
NOI
$19.9K $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%
$397,580
Cap Rate 7%
$283,986
Cap Rate 9%
$220,878
Alternative Uses
Best Use
Multifamily LT 5
$284.0K
$248.5K – $331.3K
NOI $19,879 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$261.0K
$228.4K – $304.5K
NOI $18,269 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$597.4K
$522.7K – $697.0K
NOI $41,818 @ 7.0% cap · market cap 12.12%
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
71
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 - New duplex featuring two 3-bedroom, 2-bath units with private patios and modern finishes.
Where is this duplex located?
The property is located at 11004 N 27th St McAllen, TX.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: New construction duplex (Year Built: 2026) with two 3‑bedroom, 2‑bath units; Each unit includes private patios and modern finishes tenants demand; Stainless steel appliances and pantry space included in the units
