New Duplex in North
For Sale
$365,000
11013 N 27th Street, McAllen, TX 78504
MULTI_FAMILY - McAllen, TX
Property Size2,453 SF
Lot Size0.14 Acres
Price / SF$148.80
Days on Market102
Property Features for 11013 N 27th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking
4
Exterior features
Sprinkler System
Appliances
Electric Water Heater, Water Heater (In Attic), Dryer, Refrigerator, Stove/Range-Electric Smooth, Washer
Subdivision
Bright Woods Subdivision
Lot features
Curb & Gutters, Sidewalks, Sprinkler System
Elementary school
Cavazos
Middle school
Longoria
High school
Vela H.S.
Elementary school district
McAllen ISD
Middle school district
McAllen ISD
High school district
McAllen ISD
Directions
On Sprague Street in McAllen between 23rd and 29th Street Bright Woods Subdivision.
Standard status
Active
APN
B430200000007100
Size
2,453 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1
HOA Fee
$650 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2026
Floors in Building
1
Number of units
2
Building materials
Stucco
Roof type
Composition
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jose Martinez
(956) 566-8377
Added: May 4
Last Checked: Aug 13 at 7:06AM
MLS# 503416
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.
This spacious duplex, currently under construction, offers a total of 2,453 square feet. Each unit features 3 bedrooms, 2 bathrooms, and open-concept living areas, as well as private patios and a storage closet. Interior features include modern kitchen layouts with stainless steel appliances and ample closet space. The primary suite includes a glass-enclosed shower, extended vanity, and walk-in closet. The property is conveniently located in North McAllen, near parks, shopping, dining, and medical facilities. It is zoned to Edinburg ISD.
Key Highlights
- Pre‑construction pricing offers a potential cost savings.
- Spacious duplex with 2,453 sq ft, each unit featuring 3 bedrooms and 2 bathrooms.
- Modern kitchens with stainless steel appliances.
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
$22,165
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
6.07%
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%
$443,300
$443.3K
Cap Rate 7%
$316,643
$316.6K
Cap Rate 9%
$246,278
$246.3K
Market Conditions
NOI Build-Up for 2,453 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
$33.9K $13.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$31.7K $12.91/SF
− OpEx
−$9.5K −$3.87/SF
NOI
$22.2K $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%
$443,300
Cap Rate 7%
$316,643
Cap Rate 9%
$246,278
Alternative Uses
Best Use
Multifamily LT 5
$316.6K
$277.1K – $369.4K
NOI $22,165 @ 7.0% cap · market cap 6.07%
Second Best
Apartment 5plus
$291.0K
$254.6K – $339.5K
NOI $20,370 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$666.1K
$582.8K – $777.1K
NOI $46,627 @ 7.0% cap · market cap 12.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,180
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Spacious duplex under construction near McAllen's amenities.
Where is this duplex located?
The property is located at 11013 N 27th Street McAllen, TX.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Pre‑construction pricing offers a potential cost savings.; Spacious duplex with 2,453 sq ft, each unit featuring 3 bedrooms and 2 bathrooms.; Modern kitchens with stainless steel appliances.
